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inspecting Foreclosures - Part V - Environmental Issues

By
Home Inspector with Complete Home Inspections, Inc. TN Lic#050

When one is purchasing a distressed property or a foreclosure, there are often many hidden issues Mold growing on drywallthat the trained eye of a professional inspector can reveal. One major issue that I find with foreclosures are environmental issues - primarily fungus. In the state of TN, we legally cannot call it what it really is but have to refer to it as a "mold like substance" or "what appears to be fungal activity of some type" due to legalities. After the suspect material is tested by a certified lab, then and only then can we refer to the suspect material as "MOLD"

Mold, just loves cool dark environments such as basements and crawlspaces. In foreclosed properties, the power is often turned off for several months at a time. With
Mold growing on framing members dehumidification turned off, this allows moisture to seep into building materials such as drywall, carpeting, and framing materials. Mold will grow on just about surface and anything material once the conditions are right. In building materials, once the moisture content surpasses 18% it will support fungal growth. Mold is to the plant kingdom what bacteria is to the animal kingdom. Mold will start to decompose your house. 

Often, the musty odor associated with these micro-organisms is passed off as "that closed up house odor" and the remedy is opening the door and windows to air the property out. Sometimes this is the case. However; if the
Water intrusion linked to moldphysical presence of mold is detected, then depending upon the amount and location, the cost of remediation and build-back can quickly run into the thousands.

In most cases, affected properties can be successfully repaired. As part of the process, I also recommend to have the duct-work professionally cleaned. This is an area often overlooked by consumers. The contaminated environment of the house is circulated through the duct-work, allowing sports to be deposited in the system. Once the system is turned on, billions of spores will begin to circulate throughout your new home.

You can read more on this series by clicking on the link Inspecting Foreclosures - Part IV - Windows - Part II. It will have links to other posts in this series.


© 2009 michael thornton | complete home inspections, inc. | brentwood, tn | 615.661.0297 | www.completehomeinspectionsonline.com

Helping YOU Live YOUR American Dream...

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Complete Home Inspections, Brentwood TN 615.661.0297
 

Comments (19)

James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

No doubt about it mold, am I allowed to use that word:), is often a problem in a house that has been left vacant for months.

Aug 28, 2009 11:25 PM
Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239
Real Estate One - Commerce, MI
Michigan homes for sale ~ yesmyrealtor@gmail.com

In metro Detroit we have many homes that end up with mold like substances.  Buyer beware

Aug 28, 2009 11:25 PM
Roy Kelley
Retired - Gaithersburg, MD

We are finding a lot of mold in lender owned foreclosures. If there was a leak in a vacant home, it is likely that mold will be found as well. Buyers also need to be careful when buying homes that are being flipped. Some of the sellers are covering up mold rather that correcting the problems.

Aug 28, 2009 11:34 PM
Charlottesville Solutions
Charlottesville Solutions - Charlottesville, VA

It seems like these homes are sitting for a long time and that can cause a lot of other issues...

you are the man to call about that!

your friend for Charlottesville Real Estate!

Aug 28, 2009 11:50 PM
Don Rogers
Keller Williams Realty Chesterfield - O'Fallon, MO
Realtor, Broker, CDPE, GRI, OnullFallon MO & St Charles County MO homes

Having the duct work clean is probably the most overlooked area of the home.  Thanks for the reminder.

Aug 28, 2009 11:57 PM
Toula Rosebrock
Diane Turton, Realtors, Forked River, NJ - Lacey Township, NJ
Broker/Sales Associate, Realtor, Lacey Township,

ToulaRosebrock,com

Hi Michael:

Isn't that something how state laws differ...

In NJ, inspectors are eager to call anything mold.

It's the dreaded four-letter M word...

Aug 29, 2009 12:03 AM
Kristin Johnston - REALTOR®
RE/MAX Platinum - Waukesha, WI
Giving Back With Each Home Sold!

Michael,

 

I continue to learn so much from your insightful series...keep it up!

Aug 29, 2009 12:34 AM
Carl Winters
Canyon Lake, TX

My first questions I always ask, whether it is a foreclosure or otherwise. Is the home presently occupied? The answer gives me some instant information as to what to expect.

Aug 29, 2009 01:28 AM
June Piper-Brandon
Coldwell Banker Realty - Columbia, MD
Creating Generational Wealth Through Homeownership

Michael,  I previewed a house one time with "fungal activity" that consisted of mushrooms growing out of the walls and black stuff creeping up through the attic.  I had to leave after 5 minutes, my asthma and allergies kicked into high gear.  Sometimes you just gotta call it what it is.  Thanks for sharing.

Aug 29, 2009 02:16 AM
Jim & Cathy Wood Greater Nashville Area Real Estate
Crye-Leike Realtors, Inc. - Mount Juliet, TN

Michael -

 

Good article, in a much needed area

Aug 29, 2009 02:20 AM
Mary Yonkers
Alan Kells School of Real Estate/Howard Hanna Real Estate - Erie, PA
Erie/PA Real Estate Instructor

Michael--Ugh! Good topic though for all of us to be familiar with.  My experience with mold is just like June's.  I hated even being inside for more than a few minutes.  Usually the client was anxious to leave.  Only die-hard investors willing to buy a fixer-upper would stay to view property.  Once I had a listing that needed to be fumigated because the sellers had more than dozen cats. I can still smell it and that was years ago.

Aug 29, 2009 02:25 AM
Missy Caulk
Missy Caulk TEAM - Ann Arbor, MI
Savvy Realtor - Ann Arbor Real Estate

Michael, we all have basements in Michigan. When the banks don't leave the utilities on and it rains or snow melts, they flood, then the mold starts to grow. Some banks will repair and others "as is."

It would go so much better IF they just kept the utilities on or has their REO agent do it.

I tried to get an offer through last week that the water pipes were broken, where?

The listing agent didn't know, BUT she would not let us turn them on for an inspection.

Bottom line....

I couldn't use any kind of loan to get them in.

Aug 29, 2009 03:00 AM
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Lenders are so short-sighted that they are amazing. They just let their commodities wilt on the vine.

Aug 29, 2009 03:52 AM
Kenneth Cole
Weichert Realtors Appleseed Group, 2043 Richmond Ave. S.I.N.Y. 10314. office phone 718-698-9797, Appleseedhomes.com... - Staten Island, NY
NYS Licensed Real Estate Salesperson

Michael;  Thanks for the education.  We could use more post like this.  Very good information for us to use with clients.  Looking forward to more of the same.  Be well.

Aug 29, 2009 04:13 AM
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

Michael, I'm sure you've seen just about every way to cover up these messes. I know I have =)
I hope your day goes well,
Paul

Aug 29, 2009 06:42 AM
Craig Rutman
Helping people in transition - Cary, NC
Raleigh, Cary, Apex area Realtor

Loving this series Michael. I hope it's not ending anytime soon.

Keep up the good work my friend!

Aug 29, 2009 02:30 PM
Roland Woodworth
Blue Cord Realty - Clarksville, TN
Blue Cord Realty

Michael: You are doing a great job with your series here. There are so many things that are just not seen until the home inspector arrives.

Aug 29, 2009 02:55 PM
Carra Riley & Declan Kenyon
Brokers Guild Cherry Creek Ltd - Westminster, CO
Helping people Transition at all ages!

Michael,

With mold being such a problem AFTER an inspection and the clean up, I think it would be a good idea for a Realtor to suggest to the seller or the REO department to look into an inspection for mold PRIOR to listing the home or during the listing so this can be addressed and taken care of before someone is trying to close quickly.

Great pictures that show where mold can grow that we cannot see!

Carra Riley AKA Cosmic Cow Pie

Aug 29, 2009 05:09 PM
Al & Peggy Cunningham, Brokers
RE/MAX West Realty Inc., Brokerage - Brampton, ON
Our Family Wants To Help Your Family!

Hi Michael,

Is there an easy way to eliminate mould (Canadian Version), can you have the house fumagated or something like that, or does everything have to be ripped out.

We have this mold problem with our Growth Houses, you know your indoor farm.  I'm sure you don't have those in TN.

Aug 30, 2009 10:09 AM