06/20/2025
Condo Mold Complications
Condos with shared crawlspaces can present significant mold risks and complications due to the shared nature of the structure. Here's what you should know and consider:
â ď¸ Why Mold is Common in Shared Crawlspaces
Moisture Intrusion: Crawlspaces are prone to high humidity, poor drainage, or plumbing leaks. These conditions are often due to drainage issues on surrounding land, which are almost always common areas not controlled by the condo owner, but rather by the Homeowners Association, which often contracts with a professional management company.
It can get further complicated by HOA members with interests not in common with the condo owner who has mold in the crawlspace beneath their unit. If only one building in a condo community with 6 buildings has drainage issues causing mold, the owners in the other 5 buildings may not want to share the expense of remediating the problem. This might lead to expensive legal issues.
Limited Access and Oversight: Shared crawlspaces often fall into a maintenance âblind spot,â especially if no one unit owner is directly responsible.
Poor Ventilation or Insulation: Older construction may lack v***r barriers or encapsulation.
Cross-Unit Spread: Mold spores and humidity can migrate between units through shared airspaces, affecting indoor air quality (IAQ) in individual condos.
All of this gets much worse if the HVAC system is located in the crawlspace, which is very often the case.
đď¸ Who is Responsible?
Responsibility often lies with:
The Condo Association or HOA: If the crawlspace is designated as common area in the HOA bylaws.
* Individual Unit Owners: If access or maintenance is tied to specific units (rare in crawlspaces).
Tip: Review the condo's Covenants, Conditions & Restrictions (CC&Rs) or bylaws. Mold and crawlspace responsibilities should be clearly outlined.
đ§° What to Do if Thereâs Mold
1. Assess the Crawlspace
Get a professional mold inspection with air and surface sampling.
Look for signs of:
Standing water or high humidity
Mold growth on floor joists or insulation
Musty odors seeping into units
2. Report to HOA
Document the issue with photos, inspection reports, and written notice.
Request remediation under their duty to maintain common areas.
3. Remediation Plan
Should include:
Dry fog or aerosolized treatment for inaccessible spaces (Our Pure Maintenance systems is ideally suited for this.)
Encapsulation of crawlspace (v***r barrier, sealing vents, and dehumidifier installation)
Repair of drainage, plumbing, or insulation issues
4. Ongoing Prevention, including Annual inspections, Humidity monitoring, and Prompt leak repairs
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Recommendations for Condo Residents or Buyers
Before buying, ask about:
Past mold or water intrusion issues
Crawlspace encapsulation or inspection history
Also, get a thorough inspection of the crawlspace, surrounding land, and
During ownership, push your HOA to:
Maintain the crawlspace proactively
Promptly remedy drainage issues in common land
Budget for long-term solutions like encapsulation
Notify all unit owners of mold risks and prevention tips
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