Buyer Repair Request — Lake Johanna Property

A Note From the Buyers

We're genuinely excited about this home. Every item below is a functional or health-related concern confirmed by professional inspection or lab testing — not an aesthetic preference. We've included photos, vendor suggestions, and cost estimates to make it as easy as possible to move forward.

Must Address Before Closing

4 issue areas confirmed by professional inspection or lab analysis — active health, safety, or functional failures requiring remediation and documentation before closing.

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Guest Bedroom Closet · Lab-Confirmed

Mold Identification & Targeted Remediation

Critical

Background & What Was Found

Because our family already manages significant allergies and chronic sinus issues, we chose to be proactive and commission swab testing on areas of concern in the home. The lab results came back identifying four species of mold:

Stachybotrys chartarum — commonly known as Black Mold; well-documented for causing respiratory illness, chronic inflammation, and neurological symptoms with prolonged exposure
Aspergillus sp. — a genus known to cause allergic reactions, asthma exacerbations, and in some cases serious lung infections (aspergillosis)
[Mold Type 3 — confirm from lab report]
[Mold Type 4 — confirm from lab report]

All four species are associated with meaningful health risks, especially for individuals with pre-existing allergy or sinus conditions.

Context — Active Moisture

Active moisture readings at the time of testing were low, which suggests this may be the remnant of a past moisture event rather than an ongoing leak. We're genuinely hopeful that further inspection will confirm the issue is contained to a small, localized area. We are not assuming the worst — we simply want that confirmed before closing.

Step 1 Open Drywall Patch & Confirm the Problem is Contained

We're asking a certified remediation contractor to open a small drywall patch, visually confirm the growth is localized, and provide a written assessment. If it's contained, that's great news for everyone.

Affected area adjacent to air handler wall

Step 2 Remediate the Affected Area

Once scope is confirmed, remediate the affected area under proper containment and provide clearance documentation before closing. Cosmetic perfection is not required — functional remediation is the goal.

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EnviroTech Solutions — Groveland, FL

Certified mold remediation contractor. We've used them before — professional, reasonably priced, and well suited to this type of targeted inspection and remediation.

Estimated cost range: $800 – $2,500 depending on confirmed scope

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Air Handler · Ducts · Attic · Bathroom Return

HVAC System, Ductwork & Ventilation

Critical

What Was Found

The mold assessment and home inspection identified five interconnected HVAC and ventilation issues spanning the air handler, ductwork, attic space, and bathroom return. These should be addressed together by coordinated HVAC and remediation contractors.

A Air Handler Blower & Supply Plenum — Mold Remediation

Growth was found inside the blower compartment and supply plenum. The plenum connection also has visible gaps allowing unfiltered garage air into the home's air supply. Ask: professional cleaning and sanitization of both; all plenum gaps resealed before the system is operated again.

Mold inside air handler blower and plenum gaps

B Supply Ducts — Cleaning or Replacement

Ducts serving the left hall bathroom and front guest bedroom/kitchen area show evidence of contamination. Ask: a certified HVAC professional evaluates, cleans or replaces the affected sections, and confirms the system is clear.

C Attic Ductwork — Physical Damage Repair

Visually damaged ductwork was found during the attic inspection — leaking conditioned air into the attic and adding moisture. Ask: a licensed HVAC contractor repairs or replaces the damaged sections and confirms the full attic duct system is sealed.

D Attic Ventilation — Inadequate Airflow

Spray foam on the underside of the roof deck creates a semi-conditioned attic space that should track closely with interior temperatures. The attic was extremely hot during inspection, indicating inadequate ventilation. Ask: a licensed contractor installs the required ventilation pathways (ridge vents, soffit vents, or equivalent) and provides documentation of compliance. Estimated: $1,000 – $3,500

Florida Code Violation

FBC Residential (2023, 8th Ed.) — Section R806.2 · Attic Ventilation
A vented attic must have a minimum net free ventilating area of 1/150 of the vented space (or 1/300 with balanced high and low vents). No ventilation was observed — the attic as-found does not meet this minimum. The extreme heat documented during inspection is direct physical evidence of this failure.

E Master Bath Return Duct — Relocation

A return air duct inside the master bathroom pulls humid bathroom air directly into the HVAC return system — actively adding moisture to a system with documented mold problems. Ask: relocate the return duct to a non-bathroom location by a licensed HVAC contractor — or provide a credit toward this work. Either works for us. Estimated: $300 – $800

Florida Code Violation

FBC Residential (2023, 8th Ed.) — Section M1602.2(4)
"Return air shall not be taken from a closet, bathroom, toilet room, kitchen, garage, mechanical room, boiler room, furnace room or unconditioned attic."
The master bath return duct is an explicit violation of Florida's current residential building code.

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EnviroTech Solutions — Groveland, FL

Can handle Items A–B (air handler and duct remediation) and coordinate with a licensed HVAC contractor for duct repairs, plenum reseal, attic ventilation, and return duct relocation.

Estimated combined cost range: $2,500 – $8,000

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Septic System

Septic Pump Replacement

Critical

What Was Found

The septic inspection found that the pump is not draining properly and requires replacement. This was documented as an active failure, not a future concern.

Our Request

Replace the septic pump using a licensed septic contractor. Provide written documentation of completion prior to closing.

Documentation

Septic inspection report showing pump failure

Estimated cost range: $500 – $1,500

Non-Urgent Items

One smaller item we'd prefer addressed. We're open to a seller credit in lieu of repair — whichever is easier.

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Multiple Locations · Access Request

Authorization to Check Behind Select Baseboards

Low

Staining at the base of walls in four locations suggests possible water intrusion. We'd like permission to remove select baseboard sections to check before closing — no repairs implied, just verification.

Front dining room — window wall
Rear left hall closet
Left corner of living room front wall
Laundry room cabinet (shares wall with AC handler)

Our Ask

Seller authorization to remove and replace select baseboards at these locations prior to closing. Findings determine next steps — this is an access request, not a repair demand.