In 2000, a new “toxic mold” panic swept the country, and after 16 years of untold lawsuits and billions of dollars spent, major myths still plague and unnecessarily panic association boards, managers and homeowners. The myths all too often cause exaggerated repairs, unduly frightened residents, and conflict. In this and the next column, I will address thirteen pervasive toxic mold myths.
1. Mold is new. Mold, one of the earliest and simplest life forms, has existed for thousands of years. Almost 100 years ago, mold was the basis of the discovery of penicillin. Mold is ever-present, as is dust or pollen.
2. The scientific and medical communities confirm mold’s many dangers. In 2004, the National Institute of Medicine published its comprehensive study on indoor mold exposure, called “Damp Indoor Spaces and Health.” A central finding was: “Scientific evidence links mold … in homes and buildings to asthma symptoms in some people with the chronic disorder, as well as to coughing, wheezing, and upper respiratory tract symptoms in otherwise healthy people… However, the available evidence does not support an association between … mold and the wide range of other health complaints that have been ascribed.”
That sounds like mold is as dangerous as dust or pollen to people with severe asthma. The announcement containing this finding is easily located by a web search, but it did not receive much press play – stories of frightened people living in tents are more interesting.
3. One must determine the kind of mold present. Mold consultants and plaintiff attorneys often describe some molds as worse than others. The most famous mold is stachybotrys chartarum, a mold producing infinitesimal quantities of a substance similar to botulism poison. However, the amount is so small they call it a “mycotoxin.” It sounds frightening, but the scientific community long ago debunked the myth that this or any mold was somehow poisonous to breathe. For example, read the National Institute of Health Fact Sheet on Mold, found at www.niehs.nih.gov.
4. California is protected by the Toxic Mold Protection Act of 2001. The act instructed the Department of Public Health to develop permissible exposure limits of the various mold strains. However, in 2005, and again in 2008, the DPH reported the task could not be completed with the scientific information available. Consequently, there is presently no official standard as to how many mold spores of any given variety are “unhealthy.”
5. Always start with a mold test. The Environmental Protection Agency recommends against mold testing. There is no standard as to how many mold spores are “unhealthy,” and indoor air sampling tests are extremely vulnerable to events in the home, which can change the results. A recent shower, window opening or carpet cleaning are some of the many factors that can completely change test outcomes.
Mold tests, to put it bluntly, primarily frighten the occupants and create a “need” for the expense of a mold consultant, and a second test after the area is cleaned. Since the health authorities have not confirmed any particular strain is more dangerous, and since there is no official standard as to how many airborne spores are unhealthy, there is rarely a good reason to spend the money on such a test.
Try explaining to a 6-year-old boy that he can’t live with his mother because her apartment is ridden with mold.
Shanica James has tried. But her son, Cafarie, a smart, high-spirited first-grader, just doesn’t understand.
For the past four months, ever since James, a 27-year-old nursing home worker, discovered pervasive dark mold hiding behind the drop ceiling tiles in their living room, they’ve lived some 90 miles apart.
Worried about her son’s health, James sent him to live with his father in Vineland, Cumberland County. Meanwhile, she’s been living alone in their musty one-bedroom apartment in Brick, which is so damp it literally rains indoors.
Whenever it rains or snows, she says, water seeps from the roof down into the second-floor unit, forming beads of moisture that cling to the discolored ceiling like dew on a bruised peach.
One day last month, falling droplets pit-patted onto a waterlogged couch every so often as James told her story, her gloom matching the grimness of her surroundings.
“A week ago was my son’s birthday, and I couldn’t even get him here because of the mold,” she said, overcome with emotion.
“He called me and said, ‘Mommy, you coming to pick me up?’ and I said, ‘I can’t pick you up, because of the mold.’
“He was so mad,” she said, wiping her tears. “It’s just terrible the way I’m living.”
You can watch James tell her story in the video below.
At first her Brick apartment seemed fine, but then the black mold appeared and it turned Shanica James’ life into a living hell.Peter Ackerman
A renter nightmare
A bucket of bleach and a little elbow grease won’t solve James’ housing issues.
A breakdown in New Jersey’s tenant protection laws, coupled with the lack of any regulations pertaining to mold, has left her in an impossible bind.
James says that when her landlord failed to do anything to correct the mold issues, she withheld her rent, as allowed under the law. But the strategy backfired miserably.
After the landlord filed a complaint to have James evicted, the best deal James’ lawyer could get was for her to move out within 30 days and let the landlord keep her $1,350 security deposit, even though her apartment never had a certificate of occupancy as the law requires.
She wants to leave — who wouldn’t if they were living in a $865-a-month terrarium? But because she now has an eviction filing on her record, even though the case was settled, James says other landlords won’t rent to her.
Since the 1970s, New Jersey has had a reputation for having some of the strongest tenant protection laws in the country.
But the roach- and rat-infested apartments the Asbury Park Press visited as part of its “Renter Hell” investigation last year show how badly the system is broken.
The reasons, the Press found, include shoddy inspections, renters who risk being blacklisted merely for asserting their rights in court, and negligent landlords that hide behind New Jersey’s limited liability corporation laws to avoid having to pay fines and make repairs.
The people most likely to fall through the cracks are low-income renters like Shanica James. A single mom from Jamaica, she makes $13 an hour working 60 to 80 hours per week as a certified home health aide and nursing assistant at a nursing home in Wall.
Mold adds another element of risk to the calculus of renting.
Eradicating it is another roll of the dice since mold remediation contractors in New Jersey don’t need to be licensed or have any special certification, as they do in New York and a handful of other states.
Mold is a fungus. To thrive, it needs a warm, moist environment and something to eat, be it drywall, insulation, carpet glue or dirt. All it takes is a leaky pipe or a buildup of condensation due to insufficient ventilation to create the ideal growing conditions. Sometimes it’s visible, as it is on James’ ceiling, and other times it’s hidden, quietly lurking inside walls, basements, crawl spaces or air-conditioning units.
Mold is everywhere, even in the tidiest, most well-maintained homes. There are thousands of different varieties. According to the U.S. Centers for Disease Control and Prevention, the term “toxic mold” is a misnomer. Mold by itself isn’t toxic or poisonous, but certain types of mold release toxins into the air that can make some people feel sick if they have a mold allergy, a weakened immune system or a lung condition such as asthma or emphysema, the CDC says.
Symptoms of mold sensitivity range from sneezing, coughing and watery eyes to more serious respiratory problems. There is no established link between mold exposure and more serious health problems, such as lung hemorrhages or memory loss, the CDC says.
No testing has been done on the mold in James’ apartment so she doesn’t know what type it is, though she says the musty air makes her feel congested.
New Jersey has strict rules on the books to guard against other household hazards, such as lead paint, asbestos and radon gas. But there are no state or local codes regulating mold. Nor are there any federal thresholds for mold. The township code inspector who visited James’ apartment when she first noticed her ceiling leaking in November didn’t even mention mold in his report, since it’s not covered by the municipality’s property management code. “Water droplets visible on ceiling above tiles,” the report states.
James says she contacted the Ocean County Health Department. She says she was told the department doesn’t test for residential mold.
Brian Rumpf, the department’s director of administration and program development, said the presence of mold in a restaurant would qualify as an unsanitary condition that would have to be corrected.
“But in a residential context our function is really education,” said Rumpf, who is also a Republican assemblyman representing part of Ocean County. “We’re not a code enforcement agency in that regard.”
It’s the same in Monmouth County and throughout the state.
“Because there’s no standards, there’s nothing in an ordinance we can write up as a violation,” explained David Henry, the health officer for the Monmouth County Regional Health Commission, a shared public health agency that serves 21 Monmouth County towns.
“Even if you do the testing and determine that it’s one of the toxic mold spores, we still don’t have any regulatory authority to address that situation,” he said. “Basically, it winds up being a negotiation between the landlord and tenant.”
‘Nothing was done’
James lives in Olympic Gardens, an 80-unit apartment complex off Route 88 in Brick.
James and her son moved there on June 1, 2016. An appreciative family whose elderly parents she cared for until their deaths helped get her settled. She says she was so excited to have a nice apartment that she slept on the floor the first night before her furniture arrived.
James says she didn’t know that the apartment didn’t have a certificate of occupancy, which is required whenever a new tenant moves in. To get one, the apartment would have had to have passed a municipal inspection, but in a letter to James’ lawyer the code enforcement supervisor in Brick, Christopher J. Romano, said no certificate of occupancy had been issued for the unit since June 1, 2016, when James’ lease went into effect.
Multi-family rental properties also need a certificate of inspection from the New Jersey Department of Community Affairs, which is responsible for inspecting each property every five years. Olympic Gardens obtained its state certificate in 2015, after correcting 80 violations cited in its last DCA inspection, records show. But James’ apartment isn’t listed as being among the units the state inspector checked.
The owner of Olympic Gardens at the time James moved in was Longwood Avenue LLC, which used a beeper store in downtown Lakewood as its mail drop. Longwood Avenue sold the property on June 26 to Lakewood-based Brick Apartments LLC for $10.1 million, records show.
James says she had no complaints about the apartment until November, when she noticed water leaking from the ceiling tiles of her living room. She says she contacted her landlord multiple times about the mold and water leaks by telephone and email but, she said, “nothing was done.”
James’ lease identifies the principal operator of Brick Apartments as Jake Klor. Klor did not return three telephone messages left with the management company that operates Olympic Gardens. The company, Olive Tree Management, responded by email with the following statement:
“Brick Apartments LLC only recently took over this property. Our company prides itself on taking difficult properties and improving them. We take every legitimate complaint very seriously.”
In a separate email, the company added: “While we aren’t prepared to have an interview on the matter, a little bit of research will show that one of the tenants in question is in legal proceedings due to violations of their lease.” The company declined further comment.
At the urging of a co-worker, James contacted the Brick Township code enforcement department. The inspector uncovered the mold when he removed ceiling tiles to trace the source of the leak, James says. You can read the inspector’s follow-up report below.
In January, James hired a lawyer, Brian F. O’Malley, and began withholding her rent payments. Within days she received an eviction notice.
A legal doctrine known as the “implied warranty of habitability” ostensibly protects tenants in situations where a rental unit isn’t fit for anyone to live in.
It means the property owner is obligated to provide a tenant with a livable home. But as James would discover, asserting that right carries hazards of its own.
Under New Jersey law, a tenant in a substandard rental can pay for repairs and then deduct the amount from their rent. That’s not a viable option, though, in instances where mold remediation and structural repairs can run in the tens of thousands of dollars.
Another option is to stop making rent payments until the problem is fixed. If the landlord files an eviction complaint, the tenant can use the warranty of habitability as a defense in court in a separate proceeding called a rent abatement or “Marini” hearing, named after a 1970 New Jersey Supreme Court case.
But to qualify for such a hearing, a tenant is first required to deposit any rent money owed into an escrow account held by the court until the case is resolved. O’Malley told the Press that his initial plan was to negotiate James’ move to another unit in the same complex, rather than to seek a Marini hearing. But he said he did advise James to deposit the back rent she owed into an escrow account.
James didn’t do that. She says she used $1,000 of the approximately $3,000 in back rent payments for January through March to hire O’Malley and needed the rest to pay other bills. As a result, O’Malley said, he had little leverage to work with.
“I saw the apartment too and I thought it was a disgrace for anybody to have to live there,” O’Malley said, “but we weren’t able to push the habitability issue.”
The best deal he could get James was 30 days to move out, rather than the five days required when there’s an eviction order. In exchange, the landlord kept James’ $1,350 security deposit. Because the apartment didn’t have a certificate of occupancy, the landlord wasn’t legally entitled to back rent, O’Malley said.
Seeing no other option, James signed the agreement.
There is, however, another course of action available to tenants in these situations: a constructive eviction.
Tenants can argue in court that the landlord has broken the lease by not maintaining the rental unit in a livable condition, thereby violating the warranty of habitability. If successful, the tenant is free to move without having to pay off the balance of the lease, and the landlord cannot keep the security deposit.
But there’s a risk there, as well. The judge may not agree that the problems are that severe, in which case the lease remains in effect.
Standards a sticking point
New Jersey’s lack of mold regulations isn’t unusual. A 2015 analysis by Elizabeth Ann Glass Geltman, an associate professor at the The CUNY Graduate School of Public Health and Health Policy in New York City, identified 11 states that regulate mold remediation: Florida, Illinois, Kentucky, Louisiana, Maryland, Maine, New Hampshire, New York, Oklahoma, Tennessee and Texas.
A few states, including California, have taken steps toward establishing standards for mold in indoor air, but none have standards in place yet. Some cities have adopted their own mold ordinances.
A few cities, including New York City and San Francisco, have enacted ordinances that make landlords responsible for cleaning up mold.
Attempts have been made over the years to established standards for mold in New Jersey, without success.
Among the lawmakers who have tried is state Sen. Robert W. Singer, R-Ocean. His bill, crafted in response to the mold issues caused by flooding from superstorm Sandy in 2012, met with resistance from the state Department of Community Affairs, he said.
“New Jersey wanted national standards set by the federal government first,” Singer said.
Singer’s latest effort, introduced in January, is S-460, titled the “Mold Safe Housing Act.”Co-sponsored by state Sen. Thomas H. Kean Jr., R-Morris, it would allow tenants living in mold-contaminated rental housing to request that their landlord have the mold effectively removed, or relocate them to safer rental housing at the landlord’s expense.
In addition, the bill would require all rental housing in the state to be inspected for mold whenever there’s a change of occupancy. Multi-family rental properties also would have to be checked for mold as part of their five-year state inspection.
A separate bill, A-1433, would require the state Department of Community Affairs to establish procedures for inspection and abatement of mold hazards in residential buildings and school facilities, and certification programs for mold inspectors and mold hazard abatement workers.
Richard Buckley, director of the Rutgers University Plant Diagnostic Laboratory in Millville, said those standards are the sticking point. The problem, he said, is that there is no scientific consensus on where to set thresholds for the many types of molds that can populate a home
“I think the whole idea of a threshold is the issue because I can tolerate a lot more (mold) than my mother, who’s 85,” Buckley said. “So where do you set a standard? Do you set it for me, or do you set it for her?”
‘Too afraid to look’
Whatever becomes of the proposed legislation, it will come too late for Shanica James.
With her April 11 deadline to move out looming, she reluctantly made plans to rent a room in a private home in Neptune where a co-worker’s niece and her father also live.
It’s a temporary arrangement, she hopes, until she can find a place of her own. In the meantime, her son Cafarie will remain with his father in Vineland.
James said she was feeling sorry for herself until a few weeks ago when she happened to run into her next-door neighbor at Olympic Gardens, Jashauna Creadle.
The two women hadn’t spoken before, and they got to talking about the problems James was having with the mold in her living room.
James invited Creadle in to see for herself. Then Creadle pulled out her phone and showed James what the mold was like in her apartment.
Judging from the photos, it appeared to be even worse.
Creadle, 27, says an Olympic Gardens maintenance worker treated and re-painted the affected area inside her bedroom closet more than a year ago, but she’s worried the mold has come back, or never really went away. She says she’s “too afraid to look” under the ceiling tiles to know for sure because she has nowhere else to go.
A single mother like James, Creadle shares the one-bedroom unit with her two daughters, ages 9 and four months. The 9-year-old, Jalylah Vasquez, has asthma and told the Press the musty air “makes my throat itchy and I start coughing.”
“It’s like every month she’s sick. She misses a lot of school which causes me to miss a lot of work, which makes me fall behind on my rent,” said her mother, who is currently unemployed. “The pulmonologist explained that as long as we’re in a home with mold, she’s not going to be better.”
The monthly rent for their apartment increased this year from $800 to $950, she said. “I just want to get out of here,” Creadle said. But with an eviction filing on her record, as well, she’s finding it difficult, too. Olive Tree Management declined to comment.
Her neighbor’s predicament put her own problems in perspective, James says.
“I don’t have it bad,” she said after visiting Creadle’s unit, “she does.”
Like Creadle, James said she’s been too afraid to check behind the ceiling tiles in her bedroom to see if there was mold there also, preferring to believe that her bedroom, at least, was a sanctuary from the mold lurking right outside the door.
After returning from Creadle’s apartment, though, she mustered up the courage.
Stepping onto the air-conditioning unit sitting on the floor, James reached up and, with her finger, gingerly lifted the corner of one of the tiles, just an inch or two.
Seeing a black substance, she quietly lowered the tile and stepped down.
“I was in shock,” she said later. “I’m not safe at all in that place.”
We are going to tell the bare truth: you cannot make your house mold-proof. The spores are tricky and very easy to catch on to the right conditions. Moreover, mold spores are everywhere, waiting for the best environment for growth.
You can, however, create a house with mold prevention strategies. If small spots of mold appear around the house, identifying and correcting them can save you from an infestation later on. The experts at Fun Guy Inspections want to give you the most dead-simple methods of mold prevention in the following paragraphs.
The first and most natural mold prevention technique is to improve air circulation in your home. Mold cannot grow unless it has a couple of specific conditions, and a closed space with poor airflow is one of them.
It does not mean you will have to keep your windows open at all times. All you have to do is make sure that every inch of your house is well ventilated, at least for several hours during the day. Especially during the day, because mold cannot grow in dark spaces.
Another mold prevention tip is to keep all surfaces dry whenever possible. If you had a leak and a part of your wall is wet, look to dry it immediately. If you keep wet spots around the house, that is where you should expect mold to grow.
Another condition for mold spores to latch on and develop is humidity. Combined with limited airflow, the spores will come and grow on your walls and surfaces in no time. However, if you make sure that everything is within good boundaries humidity wise, then mold will not have its most important growth factor fulfilled. It will make it much harder for mold to grow if you keep your house dry, especially your basement!
One last tip for Mold Prevention would be a close inspection of your home for problematic areas. If you see small mold spots here and there that keep returning you should have your house checked. Look around for the formerly mentioned conditions. Where in your home do you have great humidity levels? Where is there not enough air flow but good amounts of sunlight?
If you do not know how to inspect your house for mold, our experts from Fun Guy Inspections can help you with the matter. The team will come to your house, take a close look at your surroundings and tell you where the mold is coming from; Not only that, they will give you further tips on how to remove and prevent the mold from getting into your house ever again. An expert helping hand will make your house mold-free, and it will teach you how to keep it that way.
Practice the first two mold preventions tips from the moment you get your new house. Doing so will give you a great chance of never having to deal with mold. However, if mold finds its way on your premises, call Fun Guy Inspections, and we will take care of it.
Luke Ruchi, a freshman business major from Savannah, expected to have the classic freshman experience in the typical, shoe-box-size dorm, but he didn’t expect to hear the sounds of construction at Oglethorpe House or to be living in a dorm with leaks and sprouting mold.
Despite the recent renovations, complaints of random leaks and mold have been common among O-House residents since the fall semester of 2017.
“In the fall semester, University Housing received several requests from residents of Oglethorpe House to investigate possible mold conditions,” said Stan Jackson, director of student affairs communications and marketing initiatives.
From day one when Ruchi and his three roommates moved into O-House, he said there was a leak in the corner ceiling of their room which would cause a handful of problems and work requests throughout the semester.
Ruchi said maintenance responded the first two times by caulking the leak, but the leak kept coming back, resulting in University Housing moving in large industrial fans to dry up the carpet.
After several work requests, Ruchi said he emailed Housing asking to look into the leak more.
In less than a week, Housing inspected the dorm and came to the conclusion that all four students had to move out of the dorm due to “the need for construction work in the ceiling of their room,” Jackson said.
Toward the end of the semester, Ruchi said he kept getting sick with a sore throat that he thought could have been attributed to the mold.
“Obviously my dad and mom were concerned about my health during all of this,” he said.
Ruchi and his three roommates were moved out of their Oglethorpe dorm room to different residential halls in November because of the leak and the mold the leak was causing. The four students were the only residents moved out of Oglethorpe Hall because of mold.
Dr. Larry Smith, an allergist-immunologist at Allergy Partners of Georgia in Athens, said generally mold allergies are fairly common and occur in 25 to 30 percent of the population.
Smith said patients can contract symptoms such as “nasal congestion, runny nose, itching of the eyes, ears, nose, or throat. Sometimes they can get respiratory problems with wheezing, coughing, asthma type symptoms and bronchitis” from airborne mold spores.
Jackson said nine of the 20 work requests concerning possible mold conditions were “truly mold” that required attention from the housing staff.
“Even in those cases, those molds are the type to which humans are commonly exposed every day, and typically do not pose a health risk to our students,” Jackson said. “Even so, the health and wellbeing of our students is of primary importance to us, and we certainly encourage all of our residents to report any facilities concerns, including what they believe to be mold.”
In a later statement, Jackson said the mold is the “same type of common bathroom mold that occurs sometimes on surfaces that stay damp.”
Alexandra Hammock, a freshman English major from Loganville, said she had bronchitis three weeks during the fall semester that she said could have been attributed from the black-colored mold in her dorm.
Similar to Ruchi’s case, Hammock said her dorm had leaks and mold since the first week she and her roommates moved in. She has continued to have on and off mold problems.
“During our first week of class, the light above our shower fell, and we had a huge hole in our ceiling. We could see black mold growing inside of the interior of the ceiling,” Hammock said.
After three work requests between the first week of school and Thanksgiving break, maintenance responded and fixed the issue, but shortly after, Hammock said the ceiling started leaking again.
“Since we got the light replaced, water has kept dripping from the ceiling again,” Hammock said. “My friend removed the light, and it was filled with water. So we had to rig up a bucket to catch the water.”
Aside from mold being caused by leaks within the bathroom, Hammock said Housing’s custodial services does not consistently clean her bathroom thoroughly, which could contribute to the mold issue in Oglethorpe.
“Shower heads are really moldy. Mold is all over the doors. Bathroom floors are always really, really dirty despite the fact Housing is supposed to cleaning the bathroom weekly,” she said.
Jackson said Housing makes it a priority to respond to all work requests concerning the possibility of mold.
“In all cases, when residents report the possible presence of mold, housing staff addresses it immediately,” Jackson said. “As with all facility concerns, housing staff works hard to be responsive to work requests. If a student feels they are having ongoing mold problems, we encourage them to either submit a work request online through our housing website or contact any staff member who can submit a request on their behalf. “
Jackson said there are no rooms with multiple mold requests at this time.
Admit it or not, a house with carpets is more visually pleasing to the eyes. It gives the impression of being classy, fashionable and trendy. Home improvement always includes having carpets in their list of suggestions, right? As a homeowner, it is completely understandable if you want to have carpets inside your home. But making your house more beautiful also comes with added responsibility. From cleaning to maintenance, you should know the basic things such as how to keep your carpets clean and how to protect them from damaging threats such as molds.
As they say, the best method to prevent molds from attacking your carpets is not to give them growth chance at all. So before anything else happens, here are some proven ways to prevent molds from growing in the first place.
Alleviate the conditions of your home, both indoors and outdoors. But first, test the indoor humidity levels. With the help of dehumidifier tools, you can control the percentage of your household natural moisture down to 50%.
Do not install carpets in parts of the house that are vulnerable to flooding or water intrusion. These areas are mostly the lower levels of your home such as the basement. And of course, common sense, never install carpets in your kitchen and bathroom. In case flooding occurred, all affected areas must be immediately dried and cleaned.
Before carpet installation, make sure that the sub-flooring is completely dried.
Schedule a regular cleaning routine for your carpets. Remember, you need to look not only at the bottom of your carpets or padding, but as well as the surface.
If worse comes to worst and a part of your carpet was ruined by spills, moisture or flood, the best way is to cut the affected parts if you can’t replace it right away. But if majority of the carpet was affected, replacement is the best solution.
A single drop of water can spread along the fibers of your carpet quickly. That’s why threats like overflowing kitchen sinks, leaky roofs, and improper floor cleaning and washing of your carpets must also be looked upon. Keep in mind that molds can cause severe health symptoms such as lung infections, headache, nausea, flu like symptoms and lightheadedness. Molds should be one of the most unwelcomed visitors in your home. Better be safe than sorry with these simple prevention tips!
If mold growth has already invaded your home and is causing you headaches and troubles, you can always contact Fun Guy Inspection at 818-674-7541.