Every season in Florida is ideal for producing mildew and possibly mold in our mid-rise and villa units. Owners often report these conditions to the Association in the belief that water intrusion through a common element, for which the Association would be responsible, is the cause. Although that is rarely the case, the practice has been to call upon our forensic architect to investigate. Using a special device capable of detecting the presence of moisture in wood, drywall and elsewhere, a determination is made and a report provided. All of that comes at a cost. The increasing number of unfounded investigations pointing to owner, rather than Association, responsibility has led one Director to consider back billing the owner for the architect’s fee.
Here’s what you need to know.
Dampness or fungal growth is usually due to condensation of interior water vapor. The concrete floor/ceiling slabs of the mid-rise buildings become very cold during the winter, especially in the outside corners. Condensation increases when these areas are in contact with the heated rooms. The natural high humidity of other seasons produces the same result in every unit. Furthermore, normal activities such as showering, cooking and doing laundry create moisture vapor in the inside air which will condense on interior surfaces such as walls and ceilings.
The following will minimize condensation on interior surfaces:
a. Run bathroom and kitchen exhaust fans during and after showering, cooking and laundry activities in order to exhaust moisture-laden interior air.
b. Do not open windows during times of warm temperatures during the winter in order to eliminate entry of moisture-laden exterior air.
c. During the winter, should any condensation or fungal growth occur on interior surfaces, set the heat pump thermostat to maintain a higher internal temperature and circulate interior air. During warmer months, lower the temperature for the same result. In mid-rise buildings, a constant temperature of 73F has been found effective.
d. Keep bedding and furniture away from exterior walls to allow circulation of interior air and prevent condensation.
e. Remove any mildew that appears with a light surface cleansing of commercial fungicide, such as X-14. Chlorine bleach is not recommended due to harmful odors and the risk of damage to paint and furnishings.
Let’s work together to keep our homes more pleasant and Association costs down