State Specific Question About: PENNSYLVANIA (PA)

I own a triplex, and one of the tenants is complaining of a mold problem. They are claiming it is making them sick. They are being very reasonable about it, but I am wondering what to do next. I intend to get a mold test. In terms of rent, what are the tenant's rights. I told them I will do my best to remedy the problem, but I would understand if they needed to move (no penalty, of course). Any suggestions on who to call in the Limerick area for mold testing?

do you see mold? What is causing the mold?

if you need a mold test to see the mold, then you are barking up the wrong tree

If it is behind a sealed area it will not make anyone sick until it is in the living space, push a finger in the area suspected right now, then study for water leaking, mold -could- be from 3-6 months of neglected mildew, shower fans and cleaned towels and clothes from the bathroom floor will be the best remedy. How do they know it is inside the wall?

To see if the drywall is wet/damp, you can use a moisture meter. I got a pinless model from Extech, which does not cause any damage to the walls. Yikes, I paid $255..But, that was 5 years ago and I have used it MANY times.

This may sound like a stupid question but...

If you do not see the mold and the tenant is complaining it is behind the drywall, how in the world does the tenant know there is mold there?

Every LL should read what he says about mold

RH or moisture meter is good, you can buy a meter at Lowe's for about $10.00 an compare humidity in 2 or 3 rooms,

You can also buy a petri dish tester and check for aggressive mold growth, take about a week...

I would CYA on this one.

Terry, I've been sued for health bills due to mold and it ain't pretty.

You MUST treat this as is a lawsuit coming, because there is a very high chance it is! A lawyer has NOTHING TO LOSE by suing you. DO NOT give him ammunition to use agaisnt you.

Their "cough" could be due to a thousand different things, from school, work, the neighbor smoking meth, synthetic clothes from China...

-DO NOT test for mold!!!!!!!!!! (is that enough !'s??) Mold is EVERYWHERE! Does your bread mold? Does the food inside YOUR clean refrigerator mold? Yes! A mold test will show mold.

-DO NOT state anything which admits guilt.

-DO NOT HIRE a tester, he will start salivating with your phone call and he'll bring a $3,000-40,000 cleanup quote to court PROVING YOU NEGILGENT.

-Testing for the specific breed of mold is expensive.

-their DOCTOR will provide a medical statement stating their house has mold and they must move out. But the doc never visited your house.

What to DO...Follow this and you will be fine:

-IMMEDIATELY inspect, take TONS of pics, and clean anything you find. Bleach water is expected so use it. But it does not kill mold. Also use a commercial mildewcide: Concrobium, Moldex, Jo-max for Mildew, we use Microban Disinfectant. I can tell the judge "we treated with a hospital grade mildewcide".

PineSol and SpicNSpan also clean mold, but they don't sound professional in court.

-take more pics to show it's clean

-examine the roof, gutter, and crawl in the attic checking for leaks.

-examine the access panels behind tubs, etc.

-PROVE beyond a shadow of a doubt that YOU responded professionally and rapidly. Document every call and action.

The resident:

-Non-payers are learning to cry mold and their LL will wilt.

-Early Lease Termination Fee. Let THEM decide to stay or leave. One complainer decided to stay. Another decide to pay and leave.

-In our lawsuit, my judge was impressed that I offered them a way out.

-We now have a mold lease clause: "The Indiana Dept of Health and the XXXX County Dept of Health state as their official policy: "if you see mold, clean it". Mold is considered a housekeeping issue."

How can she be sure that there is mold behind the wall? Did she open a hole to see?

Do not hire a tester, we bring in a Medical Pathologist that is Board Certified, and the 10 day wonder is soon a joke,

13 years of college, and Board certified, against a 3 days chemical company sale course is laughed out the door by the judge.

It does not get past discovery.

A regular MD has only 6 years of college and send his lab work out, so does an Oncologist with 1o years of college

Reasonable time for repairs, yes, but you also have an Implied Hability Issue's in the state of Indiana.

Formal Court and Small Claim Courts are two different birds

That said Indiana is a very liberal LL state, except for evictions..and bad checks..and yet varies from judge to judge..