You Found Mold in Your Apartment.
Here's What to Do Next.
Before you spray anything, call the state, or block the maintenance crew from entering — read this. The decisions you make in the next 24 hours will either protect your position or complicate it.
This page gives you a clear picture of what a properly executed response to a mold condition looks like — grounded in IICRC S520 standards and EPA guidelines — so you can evaluate the response you receive on an objective basis.
Free Advisory Letter Template
Professional guidance you can share with your property manager
- What the IICRC S520 standard requires
- The 6-step remediation process
- What post-remediation verification looks like
- What you should not do before remediation
- Written in plain language — ready to share
What You're Actually Dealing With
Visible mold growth in an apartment — particularly growth concentrated on exterior walls, in closets, or at wall-floor junctions — is consistent with a chronic moisture condition. This level of growth does not develop quickly. The underlying moisture source has likely been present for an extended period.
Per the IICRC S520 Standard and Reference Guide for Professional Mold Remediation, visible discoloration consistent with fungal growth is treated as mold for the purposes of assessment and remediation. If the property management company believes the discoloration is not mold, the appropriate path is to have it tested. Either way, the condition warrants a professional assessment and response.
The most important thing to understand right now is that this is the property management company's problem to solve, not yours. Your role is to understand what a complete and proper remediation looks like — and to evaluate whether that is what you receive.
What Not to Do
The instincts most people have in this situation — spray it, clean it, call the state — range from counterproductive to irrelevant. Here's what to avoid.
Do Not Spray, Wipe, or Disturb the Mold
Disturbing an active mold colony aerosolizes spores throughout your apartment. Conditions get worse, not better. Leave it undisturbed until a qualified contractor has documented existing conditions.
Do Not Accept a Visual-Only Clearance
When remediation is complete, the contractor saying 'it looks clean' is not clearance. Air sampling before and after remediation is the IICRC S520 standard. A visual inspection does not confirm air quality.
Do Not Let the Remediation Contractor Self-Certify
Post-remediation verification performed by the same contractor who did the work does not constitute independent verification. The IEP conducting clearance must be a separate, independent party.
Do Not Assume Your Lifestyle Caused This
Growth concentrated on exterior walls and at wall-floor junctions is consistent with building envelope moisture problems, not lifestyle humidity. The appropriate response is to allow a proper investigation — not to accept blame in advance.
What a Proper Remediation Looks Like
The following sequence is consistent with IICRC S520 standards and EPA guidelines. This is what a professionally executed remediation includes. There is no reason to assume the property management company will not follow this process — but understanding it gives you a basis for evaluating the response you receive.
Identify and Correct the Moisture Source
No remediation is effective long-term if the moisture source is not found and fixed first. The property owner is responsible for this. If it is not done, the mold will return.
Assessment and Documentation of Existing Conditions
A qualified Indoor Environmental Professional (IEP) should document the extent of growth, air quality, and moisture readings before any work begins. This establishes the baseline the remediation is measured against.
Establish Containment
Polyethylene sheeting and negative air pressure (using an air scrubber exhausted to the exterior) prevent cross-contamination of unaffected areas during demolition and cleaning.
Remove and Remediate Affected Materials
Porous materials — drywall, insulation, carpet — must be physically removed and disposed of. They cannot be adequately cleaned in place. Solid framing can often be treated in place.
Clean and Treat Hard Surfaces
Non-porous surfaces are HEPA-vacuumed and treated with an EPA-registered antimicrobial agent after affected materials are removed.
Post-Remediation Verification (PRV)
After remediation and before reconstruction, an independent IEP conducts air sampling to confirm spore concentrations have returned to acceptable levels. Per IICRC S520, this clearance must be performed by an independent party — not the remediation contractor.
On post-remediation verification: Per IICRC S520, clearance by an independent IEP is the standard by which a remediation is confirmed complete. Post-remediation verification performed by the same contractor who conducted the remediation does not constitute independent verification and does not meet this standard. The PRV is the mechanism by which the property owner demonstrates that the space has been returned to a habitable condition.
How Lakepointe Can Help
We are an independent testing firm. We do not remediate. That means our findings are never influenced by the work that follows.
Advisory Letters
If you need a written, professional assessment of what a proper remediation should look like — something you can share with your property manager — we can prepare one based on photographic documentation you provide.
Independent Pre-Remediation Assessment
Before remediation begins, an independent assessment documents existing conditions and establishes the baseline the remediation will be measured against. This is the property owner's responsibility — but you can commission it independently.
Post-Remediation Verification Testing
After remediation is complete, we conduct independent air sampling to verify that spore concentrations have returned to acceptable levels. This is the only objective basis for concluding the space is habitable.
No Conflict of Interest
We test. We do not remediate. Our findings are never influenced by the work that follows. You get an honest assessment, not a sales pitch for a remediation job.
Related Reading
What Proper Mold Remediation Looks Like in an Apartment
A step-by-step breakdown of what a professionally executed mold remediation should include — and how to recognize when the process has been shortcut.
Read ArticleWhy You Shouldn't Spray Mold Before the Contractor Arrives
The instinct to spray a visible mold colony is understandable. Here is why it makes conditions worse, not better, and what to do instead.
Read ArticleFrequently Asked Questions
Is the property management company required to fix this?
Questions about tenant rights, lease obligations, and legal remedies require a qualified attorney — that is outside our scope. What we can tell you is that from a building science standpoint, visible mold growth consistent with a chronic moisture condition is a building maintenance issue, not a tenant lifestyle issue. The appropriate response is a professional assessment and remediation, not a can of spray.
Should I call the state or health department?
Michigan has no state mold laws and no state mold inspector licensing. The state cannot send an inspector. The health department can document your complaint, which may be useful as a record, but they are not equipped to assess building conditions or order remediation. Your most effective tool is a written record of your communications with the property management company and a clear understanding of what a proper remediation looks like.
Can I hire you to do the testing instead of the property management company?
Yes. You can commission independent testing at any point — before remediation, during, or after. If the property management company produces a post-remediation verification from a credentialed independent IEP, that is meaningful. If they do not, you can commission one yourself. The cost of independent PRV testing is typically $300–$600.
What does the advisory letter template include?
The template covers: what the photos show and how to characterize the condition, the six-step remediation process consistent with IICRC S520 and EPA guidelines, what you should not do before remediation begins, what you should demand from the property management company, and what post-remediation verification looks like. It is written to be shared directly with a property manager if you choose to do so.
How long does post-remediation verification take?
The on-site sampling visit typically takes 45–90 minutes. Laboratory results are returned within 24–48 hours. We provide a written report with the lab results and a professional interpretation of the findings.
Have Questions? Call Us.
We answer calls from tenants regularly. We can tell you what the process should look like, whether independent testing makes sense in your situation, and what post-remediation verification costs. No obligation.