How to Prevent Mold (And Why It’s Important)
When investing in real estate, it’s not uncommon to be holding on to a particular property for at least some amount of time, even if it’s a fix-and-flip. While the property is under your name, you’ll want to make sure it’s properly maintained in order to protect your investment. Neglecting to do so can lead to costly repairs or a major health hazard, and at best it’s an enormous waste of time and a colossal headache. As an investor, surely you have better things to do, so in keeping with our mantra of formulating a plan and diligently sticking to it: don’t neglect maintaining your property, and take care to avoid mold!
Most of us know that mold in houses is about as undesirable as asbestos. Mold in general, because it’s a fungus, reproduces by releasing spores into the air, which at best are allergenic and cause reactions in humans. Mold’s reproductive methods are also why it can spread and get out of control if not dealt with quickly. Black mold, in particular, can release hazardous mycotoxins that are some of the most toxic substances on the planet, and we’re not making that up. These mycotoxins are present in the released spores that can be inhaled, enter the body through mucosal membranes such as the eyes, or even contaminate food. There’s a famous incident recorded in Kenya from 2004 in which over 100 people died after eating corn contaminated by aflatoxin mycotoxins (from a common type of Black Mold), and while it takes a large mold problem to reach that level of contamination for humans, pets can be at considerable risk by eating contaminated food, especially depending on where it’s stored.
So how can mold be prevented from growing in the first place? What does the conscientious homeowner or investor need to do in order to stop the potential problem before it happens? Luckily, mold will only grow under a certain set of very distinct conditions, namely, the presence of both organic materials, such as wood or drywall, and moisture. Since it’s hard to build a house without the former two materials, we’ll focus on the latter: keeping your property dry.
Keeping the moisture in your home low is the best way to prevent mold growth, and fortunately there are a few benchmarks by which you can measure the effectiveness of your efforts. Most molds need 24-48 hours of moisture to begin to grow, so if a suitable material in your home is wet for more than 24 hours you’re beginning to run the risk of developing a mold problem. Accidents happen and you should be prepared for contingencies involving unexpected things like major leaks or spills (or even good old-fashioned plumbing blockage), but for the most part, moisture accumulation is a gradual process that can really only happen when the homeowner neglects to check or deal with it. In other words, if you detect any leaks whatsoever in the roofs or walls, pipes, taps, or showers, they should be addressed right away, and don’t forget to regularly to inspect your home to find any water leaks you may not be aware of.
Again, even though mold only needs a relatively short timeframe to grow, most sources of moisture develop gradually and get worse over time. Condensation is an often overlooked but frequent cause of moisture, and tends to form in areas where the average homeowner might not consider it to be surprising or a problem, such as pipes, exterior or garage walls (especially in damp, cool, humid climates), or water tanks and windows. Condensation forms on cold surfaces when water vapor in the air cools and becomes liquid, much like the water droplets that form on the outside of a glass filled with a cold drink. For windows, this can be of particular concern. Windows get wet, obviously. That’s part of why they’re there. It’s the window frames, not the glass itself, that you need to monitor for signs of moisture collection. Inadequate sealing can allow water to collect after a rainstorm or after collecting dew in the mornings, and mold can and will develop in such an environment. Check the seals around the window regularly; make sure you clean them with bleach whenever cleaning the house, and as an added measure, use a silicon-based sealant or caulk rather than something organic that mold could feed on. Insulation is another solution for walls and pipes, both to keep the areas warmer (less chance of condensation forming) and denying mold a source of food by using fiberglass insulation. Exposed pipes should also be insulated as well for the same reason.
Preventing condensation from collecting or doing damage is one thing, but remember that it forms from water vapor that’s already in the air, known as humidity. The lower the humidity, the less chance there is that condensation will form in the first place. Many species of mold can begin to grow from humidity alone if the humidity stays high for long enough, often only needing a humidity level just over 55%. The best way to keep humidity low in your home is through ventilation. This is especially important for investors who are currently rehabbing a property or leaving a portion of it vacant. Just because no one lives in your home at the time doesn’t mean all sorts of other organisms won’t want to move in! Never close off ventilation to an unused room, and don’t let air stagnate inside a vacant property. Air conditioning, ceiling fans, and dehumidifiers can all help keep ventilation up, humidity low, and give mold that much more difficult of a time in getting a foothold anywhere in your home. If the property is occupied, it’s especially important to ventilate the rooms where steam and moisture regularly build up at disproportionate levels to other areas, like the kitchen and bathroom. Exhaust fans and a well-ventilated area help to reduce the humidity when doing things like cooking, showering, or washing dishes.
Often, mold prefers warmer environments to cooler ones. If your property is in a relatively cool location, that’s a plus but you’re not entirely out of the woods. Like we mentioned earlier, if the property is occupied, keeping bathrooms well ventilated from steam can help prevent the wet, warm environment in which mold tends to thrive. Keeping your air ducts clean, clear, and free of dust buildup (an organic material on which mold can feed) again reduces the risk of mold during the colder months when you may be running heat. The clothes dryer should always vent its exhaust to a point outside the house, and this should be regularly checked for blockages or air leaks.
Once mold has begun to grow, it’s notoriously difficult to get rid of. Therefore, the best defense against it is to prevent it from appearing in the first place. Even if you remove a moisture source, mold that runs out of moisture can lie dormant for quite some time time without dying, so if you already have mold growth in your home you’ll need to have it removed. The EPA recommends hiring a professional mold removal specialist if the mold colony has a larger surface area than five square feet, the cost for which will only diminish the overall profit you make from an investment property or a home you intend to sell. Mold prevention and appropriate maintenance should always be a part of your plan regarding a property investment, no matter how long you intend to hold it. Again, even if you’re doing a quick fix-and-flip and the property will remain vacant until sold, mold only needs a little more than a day to establish itself, and if you’re renting and holding the property, continued checks and maintenance will save you money and time in the long run.
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– Get It Right Solutions LLC