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What Should Buyers Do When Mold Appears On New Construction?

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

This problem has been like this for some time.  What should buyers do when mold appears on new construction?

The drywall is in the rooms and was to be installed in the next couple of days.  Nobody said anything to the buyers.

The builder did what they usually do - they called the buyers late one afternoon and said they needed a pre-drywall inspection the next day.  We're so sorry, we forgot that pesky drywall was scheduled for installation the next day and, gee, if you want a pre-drywall inspection we don't mind but, gosh, good golly, our schedule just took us over and you need an inspection tomorrow morning.  It was near my other inspection and I slipped them in early in the morning.

This GROWING GREEN GRUB was on every single truss rafter in the garage and main house.

The trusses had been strapped together, stored in the yard during many rain storms, and when the time arrived were lifted up and installed.

Some had growth that was worse than others, necessarily.

What's my job?  To observe and report.

I do not speak scientifically.
I do not give an analysis. 
I do not give a solution.
I do not tell them mold protocols.
I do not say how innocuous this stuff might be.
I do not say how dangerous this stuff might be.
I do not even say if this stuff is mold, fungus or microbial growth!

We have not done a mold test, and Virginia won't let me say there is anything other than "evidence of mold or microbial growth."  Fine.

I DO SAY THEY SHOULD HAVE AN INDEPENDENT ANALYSIS AND LEARN WHAT THE LONG-TERM IMPLICATIONS MIGHT BE IF THIS STUFF IS COVERED WITH DRYWALL AND INSULATION.

There, the buyers are covered. They had seen this stuff before but did not know what to do.

They called their supervisor.  He did not answer, it went to voice mail and within two minutes someone from the main office called back.  It seems somebody did know about this stuff and maybe the supervisor was told not to say anything!

The office people told the buyers that the builder was going to "spray it all" before drywall installation.  What does that mean?  Nothing, it's an empty statement.

SO I REITERATED MY PREVIOUS STATEMENT THAT THEY WANT THEIR OWN ANALYSIS AND EXPLANATION OF WHAT TO DO FROM HERE AND WHAT CHEMICALS WOULD BE BEST IF THIS STUFF NEEDS TO BE MITIGATED.  SPRAYING IT WITH CLOROX WATER MIGHT NOT BE THE RIGHT SOLUTION, NO PUN INTENDED!  AND THAT THE SUGGESTED SOLUTION SHOULD BE IN WRITING AND THAT IT'S ACCOMPLISHMENT IS STATED IN WRITING.  IT MIGHT BE THAT DOING NOTHING IS FINE.  THAT IS NOT MY CALL.

My recommendation:  it is not my place to say that even though this stuff is in the garage or attic that it is not something a buyer should be concerned with.  I have no idea what affects these folks, their children, or future people who will live in the house.  I have no idea if this stuff will dry up and go away, or continue to grow and become a problem for them.  My clients are big kids and can decide for themselves what their comfort zone is.  They can act accordingly.  But it is clear that nobody was saying anything to them about this stuff.

The buyers called me last night.  It seems the drywall installation has been postponed a bit.  They are grateful.

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comments (46)

Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

I'm with Don and Charles with this one. In an attic location it should be outside the home's conditioned air zone. If air bleeds into the home from there, well that is an issue.

Mold occurs naturally outdoors. Building materials of all kinds are exposed to it in lumber yards and warehouses. How wet it is when it is installed 'in situ' through it's service life, that is the critical criteria.

As your inspector I will be informing you about it and just like 'wet basements' it's the buyers tolerance that counts.

Jun 13, 2012 06:50 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Maureen - they may have been hoping that an inspection would not happen.  But still, you are right, they had ample opportunity to eradicate it as a problem.

Doug - I don't go beyond my scope.  I am to observe and report. 

Thank you Karen.  I hope that goes in Loudoun and Fairfax too!  Oh, and Culpeper, Faucquier, Arlington, Stafford ... well, you get it!

Wow, Lenn, that's a first for me!  I had a group of townhouses shut down by the County for repairs after I found a structural issue, but they weren't bulldozed!

Jun 13, 2012 07:54 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I hear you Don, I really do.  And love the link!  The buyers were hyped up about this before I came and again, my job is to refer them to professional advice.  Those chips can fall as they will.  (Charlie and I had a nice conversation about what you are saying just this afternoon.  We are both in line.)  By the way, I didn't count, but if there are 40 trusses on that house (main house and garage) at least 38 of them had this growth.  Some of them were nearly covered, and that freaked the buyers out.  Best to have it evaluated, by all means.

Thanks for the call today Cheryl!  Sorry, but I was in inspections all day, each time you called!  See you Wednesday, on Tortoise Place...

Great Maureen, thanks.  You cost me the opportunity for my 10 points!   ;>)

Rob - it sounds like they are willing to.  I still think they need an independent evaluation by a pro, NOT the builder.

 

 

Jun 13, 2012 08:03 AM
Lisa Von Domek
Lisa Von Domek Team - Dallas, TX
....Experience Isn't Expensive.... It's Priceless!

Hello Jay,

Your being available (lucky buyer) on short notice to see "this stuff" was not what the builder was expecting - SURPRISE!  Such a shame that this could be an innocuous problem, but for the builder to try to play a game around it was just wrong.  Doesn't leave a great feeling of confidence in what else might be going on - good thing you are on the job!

Jun 13, 2012 08:04 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Paula - some people do not react to any molds, some to just a little bit.  We are all different.  But since I don't know anything about the folks who will be living here, I recommended an evaluation.  It might very well be that this stuff is benign to everyone in the family!  But I don't know.

Reba - thanks.  I highly recommend inspections on new construction.  Pre-drywall is the only time we can really see the house in a skeletal state.

Thanks Eve.  The builders all have their tricks that they employ around here.  When I tell the buyers six weeks in advance they don't believe me!  And then it happens...

Thanks David.  I am in firm agreement with all that!

Jun 13, 2012 08:07 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Adrian - maybe it does and is very common there.  Remember though, there are two sides to this mold issue.

Steven - I don't know if it would void the deal.  It is there property and they can bar me if they want.  But still, they realize I am being a circumspect person.

Ken - lots of stuff going on there too!  Virtually every rafter was infested.

I agree Charlie, but as much as is present here, on virtually every rafter, is not common around here.  The people were freaked so I just sent them on to get an evaluation. 

 

Jun 13, 2012 08:20 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Justin - based on their quick response to a voicemail, I think the builder will be taking care of this!

Robert - your last statement is the key to this whole thing.  I can't judge their tolerances, either emotionally or allergenically.  But I am with Don's link too!  However, observe and report is all I can do.  Referring this for further evaluation is the end of the line for me, and my clients are covered.

Lisa - pre-drywall inspections can happen virtually any time.  We did this really early in the morning.  That day my first inspection was not until 10am and this house was right along the road I use to get to that area!  This stuff might very well be innocuous, but you are right, it was not handled proactively and the buyers sensed that.

Jun 13, 2012 08:25 AM
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Jay, Totally understand where you are coming from. Mr Buell and I talk about this from time to time. What really bugs me on some of this is that they will come in and do their mold thing yet still not correct the cause. Really backwards thinking to me, but hey what do I know ;)

Jun 13, 2012 08:57 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Don - sure, it is a bit of CYA here, but I do in fact want my clients taken care of, and they take precedence.  We really don't know what, if anything, this might do to them or their kids, but I think it's worth their having someone by to evaluate.  In the end I want to hear that all is well, even if that means nothing was done!

Jun 13, 2012 10:08 AM
Myrl Jeffcoat
Sacramento, CA
Greater Sacramento Realtor - Retired

It seems like there is an epidemic of new construction that has more mold than usual.  I remember the first time I saw lumber that had just arrived from the lumberyard, with black mold (at least that is what it looked like).  It was when I did a kitchen remodel a few years back.

Jun 13, 2012 10:10 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Could very well have been Myrl.  What did they do about it?  If it was installed, have you experienced anything because of it?

Jun 13, 2012 10:20 AM
Robert L. Brown
www.mrbrownsellsgr.com - Grand Rapids, MI
Grand Rapids Real Estate Bellabay Realty, West Mic

I'm glad i'm not an inspector. That's why it's imperative to get an inspection.I counsel my buyer's on this very same thing.

Jun 13, 2012 12:46 PM
James Dray
Fathom Realty - Bentonville, AR

Well good morning Mr. Feature post.  How many does that make you now?  You keep that up and you'll need to bind them up and sell it enjoy the day

Jun 13, 2012 08:33 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Thanks Robert, but we just look around and see what we can see!  It's only what, about a thousand things on every house?  How hard can that be?     ;>)

James - contact Kerrie and see if I can sell featured posts. 

Inquiring minds want to know!  I think things that everyone can benefit from are likely to be featured.  That's probably why you see so many home inspector posts featured.

Jun 13, 2012 08:36 PM
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

The buyers are freaked because of all the bad information that is so readily available. There ar so many "mold experts" out there stirring up the fear, it's no wonder your clients had such a reaction. 

Jun 13, 2012 09:50 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I hear you Jim!  But I am in the position of suggesting a course of action.  This growth was virtually everywhere and the way the builder responded (quickly to a voice mail) indicated they were aware and ready to do something.  I was between a client and a bunch of roof trusses!

Jun 13, 2012 09:56 PM
Gary Frimann, CRS, GRI, SRES
Eagle Ridge Realty / Signature Homes & Estates - Gilroy, CA
REALTOR and Broker

Jay, I always enjoy your reports.  So much to share, I always learn something, and I like that .  Stay informative!  Thanks!

Jun 13, 2012 11:58 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Thanks Gary, and gee, I intend to!

Jun 14, 2012 12:01 AM
Reuben Saltzman
Structure Tech Home Inspections - Minneapolis, MN
Delivering the Unbiased Truth.

Spray it all? Oh, great!  That should cover it :)  No further questions.

Jun 14, 2012 08:38 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Hear, hear Reubs.  O here, here.

Either applies...

Jun 17, 2012 08:13 AM