Toxic Mold Hazards for Landlords

Many authorities are hinting that toxic mold hazards may become the next "asbestos" problem. In the United States, indoor mold contamination is becoming an increasing problem for landlords and property owners.

We all think of mold as being just an unpleasant looking, completely harmless black residue that sometimes forms on shower walls and bath tubs. But evidence is revealing that it can be more serious than that, and here's why...

What is Toxic Mold?

Mold, commonly known as Mildew, is basically a fungus that is found just about everywhere in the environment, all over the world. It is a living organism that feeds on moisture and will grow anywhere dampness exists or where there is decaying matter.

Around the home, mold appears as black, blue, or green patches. It is also found in both indoor and outdoor air (mold spores) and can enter homes through open windows, doorways, or any system that takes in outdoor air such as heating and ventilating systems. Mold spores can also cling onto clothes and fur and be transported and deposited into homes by people and animals.

By itself, mold is not toxic or poisonous, but it can become toxic when it develops "mycotoxins", from which the term "Toxic Mold" is derived. Toxic mold contains allergens that can cause a lot of health problems to some people who become exposed to it. In severe cases, it can even be fatal.

It is important to remember that mold does not have to be toxic to cause health problems - all types of mold can be harmful to health. Regular mold can cause allergies in certain people who are predisposed to such reactions, but the fact is toxic mold can be harmful to everyone exposed to it.

Recognizing the Signs of Toxic Mold

The following are signs that landlords should watch for to determine if mold exists in a rental unit:

• Stains on walls and ceilings that are black, blue or green in color. These are very common indicators of the presence of mold.
• Brown, orange or green spots that occur on or around tile and plumbing can also be a sign of mold growth.
• A musty, unpleasant odor that is lingering could be the result of mold, and
• Residents who develop allergies that do not improve after treatment is provided.

Removal of Toxic Mold Hazards

Because of it's harmful effects, it is important to control the growth of mold and remove it from your rental units, especially toxic mold. The following are general guidelines for removing any mold found in your properties:

• Identify the Mold - Places where mold is typically found are;

1.) damp or wet basements,

2.) ceiling areas and attic spaces where roof leaks have occurred,

3.) wet or damp carpeting,

4.) places where pipes have leaked onto walls, ceilings and floors, and

5.) all other locations where wood and paper products are wet or damp.

• Keep the Mold Contained - After identifying the presence of mold, the next step is to contain its growth and prevent it from spreading to unaffected areas. Removal of its supply of moisture will accomplish this. Without moisture, mold will not be able to grow. Repair all leaks and seepage (from roofs, basements or pipes) as soon as possible, and ventilate and dry out all wet and damp areas. Ensure that no water leaks exist behind walls or bathrooms.
• Destroy and Remove the Mold - To eliminate its harmful effects, toxic mold must be destroyed or killed. This can be accomplished by spraying or fogging the areas with mold destroying sprays. After the mold has been destroyed, it can still cause health problems and must be removed from the dwelling. After removal, all areas should be thoroughly dried and all mold cleanup materials should be properly disposed of.

The important point here is to fix all water leaks and seepage problems as soon as possible before they develop into serious mold problems. Depending on the degree of mold contamination, it may be best to hire professional mold removers who can quickly and effectively remove all signs of mold from your property.

Mold Responsibilities of Landlords and Tenants

Landlords have the responsibility for providing safe and habitable living conditions for all of their tenants. This includes providing premises that are free from mold contamination. Tenants who have discovered any mold contamination in their rented premises have the duty of making their landlords aware of the problem. It then becomes the landlord's duty to get the mold removed from the premises and to pay for such removal.

Landlords who fail (or refuse) to remove the mold can be sued by their tenants for compensation and damages. The burden of proof that a mold problem exists lies with the tenant.

Tenants must shoulder the costs of providing evidence from a mold inspector that affirms the presence of mold, including air quality tests. If the test results prove positive and the landlord is found guilty of neglecting to remove the mold, then the tenant can recover the inspection and testing costs, as well as any of the following damages that may arise...

• Pain and suffering,
• Medical expenses to treat mold contamination illnesses,
• Damages for loss of wages resulting from mold illnesses,
• Loss of earning capacity,
• Punitive damages...and the list goes on

As you can see, mold and protecting the health of your tenants is no laughing matter. So, as a landlord, recognize the hazards of mold and act responsibly in dealing with it should it ever become necessary.

For more in-depth information about other types of rental property hazards, please visit The Landlord's Library book collection. It's a terrific, one-stop source for practical, comprehensive information on the entire subject of residential landlording.

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