|
Mold in Mammoth? (Part Two) Part One
Q: We live in a Southern California beach community and have a second home here in Mammoth. We have always had mold problems at home and we've heard rumors that there are now serious mold issues here in Mammoth, especially in some real estate. We always thought it was too dry here in Mammoth for mold. Is there really a problem?
A: After figuring out what really needed to be said to answer this question properly, I really needed the space of two columns do it right. This is Part 2, focusing on the specifics of mold here in Mammoth. Part 1, a general discussion of mold and real estate can be found in the previous edition of the Real Estate Times or at my website.
Here in Mammoth the real estate industry is just beginning to really educate itself about mold. That includes property managers, builders/developers, and real estate agents too. Like elsewhere, the threat and expense of litigation and a major clean up has raised the awareness and gravity of the matter.
Mold's occurrence here in Mammoth is typically the result of one of several factors. Good old water intrusion from leaking pipes (and pipe freezing and bursting), leaky roofs, and other snow/rain/wind events are the most common. Some locations in town are naturally wetter than others–by the creek, by natural or seasonal springs, etc. Some of it can be due to improper maintenance/management–like neglecting to seasonally open and close foundation or attic vents. Some of it is poor design and construction. There is even suggestion that the over-watering of landscape that is too close to a building is a culprit.
Mold has certainly become a matter of concern here in Mammoth. Local remediation specialists report an increasing number of incidents. At the recently (the last five years) constructed units of one of Mammoth's largest developers these mold incidents are termed "regular." The problem is typically reported as leaky plumbing that ultimately creates lots of downstream problems including mold. Even the problem of who is going to pay for the remediation and repair has become an issue of dispute. As I said in Part 1, I've experienced this first hand.
Another one of Mammoth's large developers has a mold problem in a project that was constructed in the 1990's. That project was built on what was once a lush meadow. While these kinds of problems are relatively new to Mammoth, it is interesting to note that last year Vail Resorts Inc. had to complete a $5.5 million mold remediation in a project that was only 4 years old. So we're not the only mountain resort community with the potential for mold problems.
For the average property owner and property manager, the key is to not let the intrusion of water to persist too long. Mold can start growing in 24 to 48 hours. That's the challenge in Mammoth where the majority of properties are not occupied full-time. The implementation of rapid drying, usually with the help of a professional water damage expert, is key. In winter this can be far more difficult than on a warm summer day. Not letting the mold start to grow in the first place is essential to keeping the expenses down.
Mammoth's practicing real estate professionals are just coming to speed on how to deal with all of this. Almost every transaction in Mammoth utilizes the California Association of Realtors® agreements and disclosures. The current versions are probably the most sophisticated and thorough documents ever created for real estate transactions. Used properly these documents put the burden of disclosure on the seller–disclosure of any mold related issues, amongst many other things relating to the property.
The documents also put the burden of inspection and investigation and acceptance of the condition of the property onto the buyer. We have begun to see some buyers (a handful at this point) who are either suspicious, specifically concerned because of individual health matters, or for whatever reason, performing air quality testing at the property to verify the existence or non-existence of mold. I know that with my own property that has experienced a mold remediation project, and has passed those air samples, I will probably have an updated sampling done if-and-when I go to sell. I have yet to see such samplings required by insurance companies, but you can bet that we will in the future for certain properties.
One of the problems with mold and the real estate industry is the stigma that can be attached to a property that may-or-may-not have or had mold. But remember, there are no laws requiring mold remediation or for the specifics of the mold remediation process. There still remains great skepticism and unproven relationships about the real effects of mold (and the 10,000 varieties) and human health. That's not to say there isn't any, but science hasn't established the linkage and extent.
But the stigma issue remains and could be a detriment to marketing a property in the future. There are new ways of overcoming the stigma that a property may have. Disclosure and the use of experts remain the ally of everyone involved in a real estate transaction. For the Mammoth real estate agents it will require more knowledge and improved skills, just one more thing that separates the true real estate professionals from what we call around our office the "dabbling ducks".
Paul Oster is Broker/ Owner of RE/MAX of Mammoth. An archive of his past Q&A columns can be found a www.remax-mammoth.com. You can send him your real estate related questions to P.O. Box 2618, M.L. 93546-2618 or email him at pauloster@earthlink.net. All questions will be researched and presented with the greatest care but accuracy is not guaranteed. For legal, accounting, construction, etc., advice, seek out the appropriate professional.
|
