Mold, Mildew, and Other Concerns
First people worried about asbestos in buildings, then lead paint. Now mold and mildew are recognized environmental hazards, as in the “sick building syndrome,” as well as irritants for people with allergies. But don't panic. You can find mold in just about any building; that doesn't necessarily mean it will cause a problem that aggravates the health of occupants.
Some people are allergic to mold, others may experience a toxic reaction. But generally, these incidents occur in buildings that have had serious water problems in the past. Typically the wallboard, ceiling tiles, or wood never dried out and once the fungi appeared, it multiplied over an extensive area.
There are no federal or state regulations covering mold and mildew, but communities are beginning to issue guidelines on how to treat the problem. New York City was the first. In 1993 the city described four levels of severity based on how many square feet of a building was affected and specified who should take care of removal.
As a landlord operating a small owner-occupied dwelling, you probably won't have more than occasional mold and mildew problems in a bathroom or basement. Nevertheless, don't ignore them, especially if your tenant thinks it's affecting the health of someone in the family. Treat the first signs quickly so the problem area doesn't become larger.
Mold and mildew are fungi. They grow everywhere if conditions are right. And even when you think you've gotten rid of fungus, it can flare up again after being dormant for months. All mold needs to grow is nutrients (such as wood, ceiling and grouted tiles, oil-based paints, and concrete), moisture, and temperatures between 40°F and 100°F.
Be proactive. Tell your tenant what can be done to prevent mold or keep it from recurring. You and your tenant can:
Monitor moisture.
Keep surfaces clean.
Let air circulate freely.
Move furniture that is obstructing air vents.
Remember that appliances can be a source of the problem.
Use dehumidifiers.
Use a mildew-resistant latex paint.
Asbestos
Buildings constructed before 1981 are subject to the U.S. Occupational Safety and Health Administration (OSHA) regulations, if a landlord, like yourself, hires anyone to do repairs and maintenance or major remodeling. If there's asbestos in your house — perhaps used to insulate the heat ducts or water pipes in your basement or included as an ingredient in manufacturing ceiling or floor materials — and it's in good condition, don't remove it. You can coat the asbestos with paint to prevent particles from floating in the air.
But you should understand that your older building will be presumed to contain asbestos, unless it is tested and cleared by someone specifically trained to detect it.
Tell your tenants that asbestos is present and that it won't cause a health problem unless it's disturbed. Don't let them disturb, repair, or go into areas where asbestos is present and ask them to report to you immediately if they notice that an asbestos surface has deteriorated. If you plan to repair or replace asbestos tiles, for instance, notify your tenants in advance so they can avoid the work area. And if it appears that asbestos particles have become airborne, call in an expert for advice or removal.
For more information about asbestos regulations and control, go to the OSHA website:
Radon
Radon, a radioactive gas that can cause lung cancer, enters homes built on rock or soil that contains uranium. Another source of contamination might be a well dug in that uranium-rich soil. The radioactive gas can become trapped in well-insulated homes that have poor ventilation or it can be released from an aerator on a faucet.
Talk to the planning department or your insurance agent to find out whether there are known deposits of uranium in your city. If so, find out whether your building has a problem. While there are do-it-yourself testing kits, it is better to protect yourself as a landlord by having an EPA-certified inspector perform the tests. If you do have high levels of radon in the building, open your doors and windows to disburse the gas and/or seal cracks in the foundation. In extreme cases you might have to install a device that sucks the gas out of the soil and vents it outdoors. But be sure to let your tenant know about the problem and what you are doing to solve it. Give them a copy of the EPA booklet, “A Radon Guide for Tenants.”
Carbon Monoxide
Carbon monoxide is a colorless, odorless, lethal gas that sometimes builds up in homes and kills residents. Over a matter of hours they may become dizzy, nauseous, confused, and tired. If there is a high level of gas, residents will eventually become unconscious, have brain damage, and die.
Common sources of carbon monoxides are gas ranges, dryers, refrigerators, water and space heaters, furnaces, fireplaces, grills, and other fuel-burning products. While you can do routine maintenance — checking pilot lights to see that they are functioning properly and that vents are not blocked — and prohibit tenants from using the stove or oven to warm up the apartment or having a gas-operated space heater, install a carbon monoxide detector that will warn you of high CO levels. You are not required to have one, but since they aren't expensive, get one anyway. Look for a detector that is UL approved and that connects to the wiring and has backup batteries. You can get more information on the EPA website:
Rodents and Other Critters
State and local governments say rodents, insects, and even birds can destroy property and be a health hazard. Your local housing code most likely requires property owners to keep structures and exterior property free of nests and infestations. Should they appear, the owners and landlords must have them exterminated, clean up the premises, and prevent future infestations. And that includes bedbugs! While you may think these nasty insects were eradicated back in the early twentieth century, in fact, resurgence is taking place worldwide.
These wingless, quarter-inch, almost white (unless having feasted on some unwitting victim's blood and then they'll appear tan to dark orange or red) pests hide in crevices, cracks, mattresses, bed frames, drawers, upholstered furniture, and suitcases that have been in an infested area. Although mainly associated with bad housekeeping, bedbugs actually can be found in the best-tended homes since they like to hitch a ride on clothing, pillows, boxes, suitcases, and second-hand furniture.
Some think their reappearance has to do with banning the use of toxic pesticides. After one bite, they can lie dormant for a year. Although not a source of disease, they lay hundreds of eggs and thus, rapidly multiply. They are impossible to eradicate without professional help. For more information about bedbugs, go to the Harvard School of Public Health website:
Your tenant should be involved in keeping the premises sanitary. Tenants can keep surfaces clean and free of clutter, and not let food sit on counters, stoves, and tables. If the apartment should need treatment by an exterminator, the tenant will need to make all the affected corners, windows, screens, and plumbing accessible to the exterminator, and in the case of bedbugs, may have to declutter the apartment and temporarily move the contents out.
Once your property has been visited by the exterminator, to avoid further infestations look for and repair holes in the foundation and around windows, check for and fix leaking plumbing, and repair attic and basement windows when you see they need it. After bedbugs, however, it will be necessary to super-clean the apartment, vacuuming assiduously, letting the exterminator in for follow-up visits, and possibly destroying infested possessions.
