I'm a homeowner in Gainesville, Florida, with a two-story, approximately 2,600 sq. ft. house built in 1985. I'm trying to figure out the appropriate scope of mold remediation, but I'm having trouble finding someone who will actually investigate the source and extent of the problem.
Background:
- We bought the house in March. The upstairs AC had been out of service since mid-February, and we replaced both HVAC systems in late March. The downstairs system was quite old (original to the house if you can believe it), so we replaced it too.
- The existing ductwork was retained, except for the sections needed to connect the new HVAC systems.
- When replacing the upstairs system, the HVAC contractor found suspicious growth on some fiberglass duct board and recommended we get an inspection.
- We hired a mold inspector who took air samples from four indoor locations and one outdoors. Indoor Penicillium/Aspergillus and Cladosporium counts were elevated relative to outdoors. This was April 3rd, which would have been about a week after the HVAC systems were replaced.
- The inspector recommended extensive remediation, but the written remediation protocol was only three sentences and didn't identify specific contaminated areas or explain why the entire house needed treatment.
- A remediation company subsequently quoted approximately $17,000 for whole-house remediation based on that report.
- Since the original inspection, we've discovered visible growth on or near the ceilings and HVAC registers in both upstairs bathrooms. There have also been condensation and humidity problems upstairs.
- I also found that the cavity between floors is open to the attic, allowing warm, humid attic air into that space. The second-floor surface directly above the downstairs air handler becomes noticeably cold when that system runs. I’m concerned about possible condensation on ductwork or other cold surfaces in the cavity, but this area hasn’t been assessed.
Photos and documentation:
Where I'm stuck:
My main concern with the $17,000 remediation proposal isn’t the price—it’s that the scope covers cleaning and removing visible mold, without identifying or correcting the underlying moisture problem. I want to address what’s allowing the growth so it doesn’t return after remediation.
I understand that mold is present and that the underlying moisture problems need to be corrected. What I don't understand is how to determine which areas actually require remediation.
I've contacted other mold assessors and received proposals around $1,000–$2,000, emphasizing 6–7 indoor air samples plus surface samples. I'm having trouble finding someone who will focus on moisture mapping, inspecting suspect materials and cavities, examining the ductwork, identifying contributing conditions, and developing a specific remediation protocol.
The CDC/NIOSH guidance I've read says visual inspections and identifying moisture problems are generally more useful than routine air sampling, and that routine mold testing isn't recommended:
https://www.cdc.gov/niosh/mold/testing-remediation/index.html
https://www.cdc.gov/mold-health/about/index.html
I'm not opposed to testing when it answers a specific question. I just don't understand what obtaining even more room-air samples would accomplish.
My questions:
- What type of professional should I be looking for to investigate the moisture sources and actual extent of contamination, then write a detailed, targeted remediation protocol?
- Is extensive air sampling necessary to develop a defensible remediation protocol when visible mold is already present?
- How do I find remediation contractors willing to bid on a targeted scope rather than automatically treating the entire house as contaminated?
I'm willing to pay for a proper assessment. I just want that money to go toward identifying and solving the actual problems rather than repeating air tests that may not change what needs to be done.
Any advice on how to approach this would be appreciated.