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Toxic black mold in our condo association building

Posted on Thu, Nov 12, 2009 @ 06:29 AM

Black mold - the toxic kind. We have confirmed the mold in our storage lockers in our condo association building. We have been asking that water leaking in the our locker to be fixed all year, some lockers several years. We had a building inspection and a separate air quality test done and paid for it, and this only after many nice requests.

We sent a demand letter to the condo association board to get back to us within 30 days with a plan and gave them 4 more months to fix the mold problem. Instead - they gave the demand letter to an attorney which now costs everyone money. All the above is completely documented with back up information.

Suggestions to do next?  Secondly, would we have a case with condo association insurance?



Most insurance policies now have a mold exclusion, since it is a maintenance item. Basically, it wasn't unreasonable for you to send in what you did and for them to review with the attorney. Work with your board to get this addressed. Make sure it is an association responsibility. Just remember, it isn't wrong for the board to get guidance from counsel, because they are not experts. While you see it as costing everyone money, in the long run it is probably more helpful.

posted @ Friday, November 13, 2009 9:52 AM by Joe Schuirmann

You can contact the state - they will send in their mold testing at no cost to you and make sure repairs are made - this is a serious health issue and they will work on your behalf-

posted @ Monday, January 04, 2010 8:14 AM by no name

First of all air testing is considered nonsense by most university testing and many - the actual wall pieces must be sent to a credible lab - this is the bottom line- if it is indeed balck mold then it must be removed immediately- this is manditory- and they must comply- the air is hylerious as an understatement- do some homework and get it removed and replaced immediately then area steam cleaned- must be sanatized- avoid bleach as this is toxic and will cause more problems- be smart and get educated- it is your place and need to be proactive and work with others-

posted @ Monday, January 04, 2010 10:10 AM by no name

Thanks for your responses. Guess what. We have not heard one word from the Board at The Oaks where we live, re the mold. They totally ignored our Demand Letter regarding the mold. Unreal. The Board of Health has been notified. University City has been provided all expert reports and pictures of the mold and damaged areas from water. The code violation is probably going to be "noxious gas" as there is nothing specific to mold. The Oaks Board hired an attorney to respond to Demand Letter re all the issues. But even he did not address anything re mold or remediation. Then the Board has the gall to "tell" us at our annual Oaks meeting that they only are responsible for resolving the leaks in our storage lockers, that they don't have to fix the drywall or remediate. Any lawyers out there that would like a little practice? This is beyond me - noone wanted to be on the Board because of this infighting and we ended up with the same Board - most people voted for them because they don't want to do it themselves. Now they are harassing us again - made up new rules for fines that are not listed anywhere, gave improper notice re violations and fines, and also took away our "due process rights" to a hearing. Guess we really have a mold issue here. Any other ideas on who to contact are appreciated. Department of Health told us to go thru University City even with the black mold results being documented. We were also provided a Cease and Desist letter and told we are not allowed to contact the management company or the insurance company ever again -by attorney.

posted @ Wednesday, January 27, 2010 8:03 AM by Maryann Manion

Maryann Manion, After reading your post I would like to introduce you to my company, Global Prevention Services. We are routinely cheaper than any other mold remediation company, do the work in a fraction of the time, and issue a two year renewable guaranty in the form of an insurance policy underwritten by AIG; something no one else in the industry offers. If this problem isn't fixed soon it will cost you much more in the future. Please e mail me so I can get contact info for your board. I would love to meet with them to present solutions for your mold problem. I will do everything I can to get it solved for you! Thanks, 
Matt Ballou 

posted @ Wednesday, February 03, 2010 12:09 PM by Matt Ballou - GPS

I have a condo in Washington State with toxic mold. I got sick, my pet got sick, and we had to move out. I plan to seek damages from the builder and inspector, who created the problem and missed the problem, but wanted to know if anyone can tell me whether in Washington State the Condo Board/Association has any obligation to help with the expenses associated with this problem - I am not referring to repair, but to the cost of renting a different place and medical bills. Thank you for any insight.

posted @ Wednesday, July 14, 2010 3:02 PM by John Wilcox

John, this is a highly technical question that only an experienced insurance professional should answer. That being said, the world of mold insurance has changed quite a bit in only the last few years. If mold is covered in MOST policies, it is capped at 5-10K... usually 5K. You may have a complaint with the condo's insurance, especially if the mold was due to another tenant or due to faulty construction or repair. I am located in Portland and would be happy to take a look at your situation. At least you would have a professional opinion moving forward. Feel free to e mail me if want me to come out. My company, GPS does estimates free of charge! 
Matt Ballou 
Global Prevention Services

posted @ Wednesday, July 14, 2010 4:54 PM by Matt Ballou

If you are having problems with mold then you should have the professionals come over for mold remediation services as soon as possible. Mold can ruin an entire home's foundation if it isn't stopped!

posted @ Sunday, July 25, 2010 2:17 AM by air quality testing in Ottawa-Gatineau

I agree totally, but the Board doesn't and they have ignored the issue totally. I don't understand how some of the owners can have lockers that are loaded and it smells so bad. 
I went to the County Health Department and they said there was nothing they could do.  
We can call the City Inspector in and make them put back some of the drywall that they took out when they fixed the deck membranes on two of the decks about two lockers - but I don't want to do that because the walls on those lockers still have mold in them.  
The owners just don't get it and as a realtor I've done all I could to educate them, even by providing them with a professional mold inspection report with the levels of spores, etc.  
We have a couple new owners who have totally gutted their condos. One man seems to understand the issues. It would be great if we could get three guys to run this Board. They would run this building like a business which it truly is. We live next to million dollar homes.  
Thanks for your post. Let all of us know if you see anything that will help us out.  
Have a nice weekend.

posted @ Sunday, July 25, 2010 6:34 AM by Maryann

i am a owner of a condo, located in saint cloud Florida, its in the first floor. the second floor condo, got a problem in the plumbing, any time that the shawer water turn on, the water drop to my apartment. that cause mold on my apartment. the owner of the second floor condo dont want to repair my dameges.  
what i have to do to probe the mold on mi apartment, in order to go to the court ? 
i have pictures and video that show the water runing to mi apartment and show the plumbing broked in the second floor apartment. 
its this good probe or i have to get a mold testing, in order to go to the court???

posted @ Wednesday, September 21, 2011 1:37 PM by Ricardo Rodriguez

i am a owner of a condo, located in saint cloud Florida, its in the first floor. the second floor condo, got a problem in the plumbing, any time that the shawer water turn on, the water drop to my apartment. that cause mold on my apartment. the owner of the second floor condo dont want to repair my dameges.  
what i have to do to probe the mold on mi apartment, in order to go to the court ?  
i have pictures and video that show the water runing to mi apartment and show the plumbing broked in the second floor apartment.  
its this good probe or i have to get a mold testing, in order to go to the court??? 
Posted @ Wednesday, September 21, 2011 1:37 PM by Ricardo Rodriguez  
Your best bet is to have a professional testing company come out to take samples, document the situation, take moisture level readings, and maybe even write a protocol (depending on your budget). You want to have independent verification when stepping into a courtroom. However, the best thing is to avoid litigation all together. Have you tried getting your HOA involved?

posted @ Wednesday, September 21, 2011 4:25 PM by Matt

I live in Southern Calif. I live in a Townhome. The entire 1st floor has tile. I called the HOA to tell them I suspected a hot water leak due to the increase of my gas bill and hot tiles in multiple areas of the 1st floor. I was told that if I didn't see water, there isn't a leak and nothing that can be done. After 2-3 mo of complaining go by, I found mold on multiple walls under a bathroom vanity. I called the HOA again and they sent someone out to inspect it. He said that he would fix the water leak and cut out the drywall where the mold is seen and replace it with new pieces of drywall. I have since noticed that the grout in the tile,the doorjams and moulding are extremely wet too. I noticed the paint on a different wall outside of the bathroom is now peeling or bubbled also. The Hot tiles are in the bathroom and about 5-6ft on the opposite side of the wall that the sink is on. I am worried about the water that has been under the tiles, and that there may be more water than what I can feel is hot. The wall framing and mouldings are soaked. They seem to have been wet for a long time. I believe there may be more of a problem than this "side job plumber" is seeing. He never mentioned the tile, framing, moulding or peelig paint. Only cutting out the pieces of drywall that has the visable mold. Am I able to get my own plumber to do the repairs? I don't feel the person the HOA sent is competent in doing this job or that he is even a licensed plumber. I feel he is just trying to do it as cheaply as possible while ignoring the fact there may be more problems than the mold that is visible. The President of the HOA came with him and was hovering over him as well. What can or should I do?  

posted @ Saturday, March 03, 2012 5:10 PM by Kelly

I have a reverse situation. I am the President of my HOA. One of the owners reported a possible water leak the day after Thanksgiving. I contacted our Superintendent and had him check, verifying that yes, there was a leak and mold. 
The owner contacted their insurance, an individual owners first line of defense. Their carrier determined that the leak was of no fault of their own, and it was the ajoining unit's shower that was leaking. 
When owner number 2 was notified, the tenants wanted nothing to do with it. When the owner was contacted, we were told by owner 2 that it was not their responsibility, and the HOA needs to deal with it. 
The Board decided to turn this over to our insursnce carrier. The HOA umbrella coverage determined that there was long term damage, due to owner 2's leak. 
The HOA umbrella coverage has a $15k max.  
After mold inspection, it was determined that there is over $25k in mold remediation expenses. That does not include the rebuildm which is an additional $42k. The mold spread into a total of 4 units, must be removed by law, and there is no money to do this. 
Shouldn't Home Owners insurances be more accessible. Similar accessibility to auto coverage? If our owner 2 were forthcoming with this info, my HOA treasury looks grim. 
Being elected President 3 months after purchasing here may give you an idea as to what type of community I moved into. 
Pretty, at the end of a culdasac. Thirty years old. No maintenance, rotting infastructure. 
I've adopted a new rule, if it's over 5 and still alive, it needs inspection. If its over 10, replace it right then. This saves on long term mold and rebuild costs. 
What can I do as the Board President to ask or mandate individual insurance policies to the board, for information purposes? Is this allowed? Where do I get the insurance on the delinquent owner 2 for the water break? HELP!

posted @ Wednesday, March 21, 2012 6:58 PM by Shane Rios

The condo association should get the water tested. It could do a lot of damage if they don't get it fixed. If I were you I would keep in contact with the condo association, because if they don't fix that soon it will make even bigger problems later. http://www.agrifood.com.au

posted @ Friday, January 23, 2015 11:57 AM by Dolores Brown

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