Learn how to identify potential moisture and mold problems as a home buyer worried buying a house with mold. This guide explains what to look for outside and inside a home, questions to ask beyond the seller's disclosure, how to evaluate the HVAC system, attic and humidity control, and when it's worth hiring a dedicated mold assessment before buying.
Does the ground slope away from the foundation, or will rainwater collect against the house? Are the gutters clean and are the downspouts directing water away from the home? Do you see staining beneath windows, deteriorated caulking, damaged siding or roof repairs?
Don't ignore odors. When you walk in is there a musty smell? That is a common sign of mold. Also, if it smells heavily of candles, plug-in air fresheners or fragrance, don't assume anyone is hiding mold, but do recognize that strong scents can make it harder to tell what the house naturally smells like and can be used to cover up smells.
Open everything you can
Look in every cupboard, cabinet and closet that you can. Bring a flashlight. You're looking for staining, swelling, rust, discoloration, active leaks or signs that water has been there before.
Look in the closets, especially in the corners or at the back wall when items may havee been against it for years.
Supply registers may have staining around the drywall, peeling paint or dark buildup.
If the HVAC equipment is accessible, look at it. If it's in the attic and you can safely access the attic during the showing, take a look. If you can't, that's another reason to have it professionally inspected later.
In Austin, we pay particular attention to HVAC systems because they run for much of the year. Many homes have the air handler and ductwork in the attic, where temperatures routinely exceed "hot and sweaty" I hope I brought an extra shirt to work level. That creates a large temperature difference between the cold air moving through the equipment and the hot, humid attic surrounding it. If the system isn't properly insulated, sealed or draining correctly, condensation can develop and create ideal conditions for mold growth. While you probably won't diagnose these problems during a showing, simply knowing where the HVAC equipment is located and whether you can access it will help you decide whether it deserves a closer inspection.
Does every bathroom have an exhaust fan? Does the laundry room? Does the kitchen have a range hood that actually vents outside? They're an important part of managing moisture inside the home. Not a deal-breaker but worth considering how humidity is being managed. If you buy the property you may want to invest in these, purchase dehumidifiers, etc. The cheapest, fastest start is to buy inexpensive air quality monitors off Amazon and put them in a bunch of the rooms to get a better sense of what the humidity is like before you over-invest in solutions.
A dusty home doesn't necessarily have mold, it may simply mean the owners don't clean very often. However, excessive dust throughout the house, especially around return air grills, inside cabinets and on HVAC registers, is worth noting because dust can become a reservoir for allergens and other particles.
This is a really important one. It comes up A LOT for rental properties because landlords tend to not like spending money fixing mold. Things you are looking for are signs that something is being covered up. Sometimes you will notice a small paint patch that doesn’t match the rest of the wall or a random new section of drywall. Cosmetic work that feels incomplete and you can’t figure out why it is there- often worth asking the question to make sure no one is covering up an undiscovered history of water.
Many buyers think a newer home can't have mold problems, but that is simply not true. We unfortunately have witnessed many new homes with horrible mold issues. Construction defects, HVAC condensation, plumbing leaks and roof leaks can happen in homes of any age.
Likewise, don't assume an older home is automatically a bad purchase. The age of the home tells you very little. Its moisture history tells much more.
The seller's disclosure is important, but it isn't the only source of information.
Ask your real estate agent to ask questions such as:
Once you've ruled out the homes with obvious concerns and found one you really love, that's the time to invest in a thorough mold and moisture assessment.
A general home inspector has an enormous job. In just a few hours they're evaluating the roof, structure, electrical system, plumbing, appliances, foundation and dozens of other components. Even if they offer a mold add-on, they typically don't have the time to perform the kind of detailed moisture investigation that a medically vulnerable buyer may want.
A dedicated mold assessment can focus on the things that matter most: the home's moisture history, the building envelope, accessible HVAC components, the attic, moisture mapping, thermal imaging and laboratory testing when appropriate.
When you are already buying a home (go you!) spending another $1,000 to $2,000 to better understand what you're buying is a relatively small investment. Discovering hidden moisture problems after closing WILL be far more expensive both financially, in disruption, remediation costs, potential a short-term rental and for some families, their health.
Where Mold Hides in Austin Homes
Mold Found After Buying a Home? What Seller Disclosures Miss
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Texas Department of Licensing and Regulation (TDLR)
Mold Assessment Consultant: #MAC2207 Exp 11/27
TDLR Consumer Mold Information Sheet
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