Buyer Repair Request — Lake Johanna Property

A Note From the Buyers

We like this house and want to move forward. My daughter and I both deal with allergies and sinus issues — we're currently on immunotherapy — so mold carries more weight for us than it might for others. Everything below is backed by professional inspections or certified lab testing.

Must Address Before Closing

Both items are confirmed by professional inspection and lab testing. We need them resolved — with documentation — before we close.

🧪

Closet Source · Air Handler · Plenum · Ducts

Mold Contamination & HVAC Air Quality Remediation

Extensive mold inside the return plenum beneath the garage air handler

What the Lab Found

Licensed Florida Mold Assessor (MRSA 3036) + EMSL Analytical lab. Findings span the structure and HVAC — and they're connected.

Surface swab — water-damaged flooring, front left bedroom closet (S-1):

Scopulariopsis / Microascus — High
Chaetomium — Medium
Alternaria — Medium
Stachybotrys (Black Mold) — Low at swab; confirmed airborne in living room at 40 spores/m³ (zero outdoors)

Air samples across the home:

Aspergillus / Penicillium — 3.3× outdoor baseline in the front left bedroom
Curvularia & Fusarium (water-damage indicators) in front and master bedrooms

Assessor's conclusion: both mold remediation and HVAC remediation are required. The source and the air system are feeding each other — fixing one without the other won't hold.

A Source Remediation — Front Left Bedroom Closet

Visible mold on the flooring and baseboard; lab-confirmed active growth (sample S-1). Closet shares a wall with the air handler.

Ask: Containment, removal of affected materials, antimicrobial treatment, and post-remediation clearance documentation before closing. Est. $2,000–$4,000

Water-damaged flooring with mold growth in front left bedroom closet

Lab swab (S-1) was taken from beneath this floor board — confirming the species above:

EMSL lab swab S-1 taken from beneath water-damaged floor board, showing Scopulariopsis (High), Chaetomium (Medium), Alternaria (Medium), and Stachybotrys (Low)

B Return Plenum Replacement — Garage Air Handler

The return plenum interior is heavily colonized (see photo above). Porous lining can't be adequately cleaned — full replacement required.

Ask: Full replacement with new sealed material; reseal all connection gaps. Est. $3,500–$5,000

C Air Handler Interior & Supply Plenum — Cleaning

Mold inside the blower compartment and at the supply plenum — every run distributes it through the home.

Ask: Professional cleaning and sanitization; reseal with mastic before the system operates again.

Mold at supply plenum connection on air handler cabinet

D Whole-System Duct Cleaning (NADCA-Compliant)

A cleaned air handler will recontaminate from dirty ducts. All runs need professional cleaning after A–C are done.

Ask: Full NADCA-compliant duct cleaning, sequenced after remediation. Est. $1,500

E Contaminated Supply Ducts — Cleaning & Sanitization

Visible debris and confirmed mold in the ducts serving the left hall bath and front guest bedroom.

Ask: Professional cleaning and sanitization per NADCA standards to reach verified-clean status.

F Damaged Ductwork — Attic

Damaged attic ducts leak conditioned air into the attic, raise humidity, and feed mold growth.

Ask: Repair or replace damaged sections; confirm system is fully sealed.

G Master Bath Return Duct — Relocation

A return in the master bath pulls humid air directly into the HVAC system — re-feeding the mold cycle. Also a Florida Building Code violation.

Ask: Relocate to a non-bathroom location, or provide a credit. Est. $300–$800

Florida Code Violation

FBC Residential (2023) § M1602.2(4) — Return air shall not be taken from a bathroom.

🏠

EnviroTech Solutions (Groveland, FL) + Licensed HVAC Contractor

EnviroTech handles A & C. HVAC contractor handles B, D, E, F & G — sequenced with remediation. Independent clearance air sampling required before closing.

Estimated range: $7,500–$11,000+

🔧

Septic System · Slow Drainage

Septic Pump Replacement

What Was Found

Rob's Septic Tanks (License SM0131721) inspected and pumped the system on 4/21/26. Their evaluation: "System does drain but slowly — recommend replacing pump." It still runs but is at end of life. Easier to handle now than after closing.

Our Ask

Either works: Rob's replaces the pump before closing with written documentation, or a $1,300 concession at closing.

Septic evaluation form noting slow drainage and pump replacement recommendation

Quoted: $1,300 — Rob's Septic Tanks, Inc.

Concession or Repair

These items can go either way — we're open to the seller repairing them or providing a credit at closing so we handle it ourselves.

🚿

Master Bathroom · Plumbing

Master Bath — No Cold Water

Flagged in the general inspection (InterNACHI 6.2.2): master bath faucet has no cold water. Likely a crossed supply line or failed cartridge — straightforward for a plumber.

Our Ask

Plumber corrects before closing, or a $600 concession at closing.

Docs