Buyer Repair Request · Lake Johanna Property

A Note From the Buyers

We love the property and have every intention of making it to closing while being fair to both sides. Everything below is grounded in professional inspection findings, not speculation or wishlist items.

We understand this is an older home and that plenty of general repairs in the inspection report will be our responsibility. What we are asking for here are the unexpected health, safety, and functionality concerns that came up during inspection.

For context on the mold section: my daughter and I both manage allergies and sinus issues and are currently on immunotherapy, which is why we tested as carefully as we did.

We don't foresee any of this delaying closing as long as a remediation company can be scheduled promptly. We feel these requests are reasonable, and we hope you do too.

Regards,
Lucas & Stephany

Must Address Before Closing

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

Air Handler · Plenum · Ducts · Closet

Mold Contamination & HVAC Air Quality Remediation

Extensive mold inside the return plenum beneath the garage air handler

Inside the return plenum compartment beneath the garage air handler. The porous interior is heavily mold-colonized. This is the most contaminated area documented in the inspection and is addressed in item B below.

What the Lab Found

To understand what we were really dealing with, we brought in a licensed Florida Mold Assessor (MRSA 3036) and sent samples to EMSL Analytical for lab testing. The results came back in two parts: a swab from the area of visible damage, and air samples from rooms across the home.

1. Surface swab from beneath the water-damaged flooring in the front left bedroom closet (sample S-1):

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

2. Air samples from across the home:

Aspergillus / Penicillium: 3.3× outdoor baseline in the front left bedroom
Curvularia and Fusarium (both water-damage indicator species) in the front and master bedrooms

Taken together, the picture is clear: the structure and the HVAC system are both contaminated, and they're feeding each other. The assessor's formal conclusion is that mold remediation and HVAC remediation are both required, and that fixing one without the other will not hold.

How This Gets Done

The list below covers seven items, but the actual coordination is simpler than it looks. Two professionals handle the bulk of the work, plus a duct cleaning service for the cleaning portion:

Licensed mold remediation contractor for items A and C
Licensed HVAC contractor for items B, F, and G
Duct cleaning service (e.g., Stanley Steemer) for items D and E

Vendor recommendations and the combined estimate are at the bottom of this section.

A Front Left Bedroom Closet: Containment & Remediation

This is where the visible damage and lab-confirmed active growth (sample S-1) were found, but it is worth flagging that the actual source is most likely the air handler on the adjacent wall, not the closet itself. To confirm the issue is contained and not larger than what is visible, the remediation contractor will likely need to open up some drywall and pull up a few floorboards in this closet. We are hopeful, for everyone's sake, that it ends up relatively contained and straightforward to treat.

Ask: Containment, exploratory removal of drywall and flooring as needed to verify the extent, antimicrobial treatment, and post-remediation clearance documentation before closing. Total estimate for this scope: $2,000–$4,000.

On the flooring: we expect it will need to be replaced as part of the work. We are not going to be picky about exact wood matching as long as it is reasonably close. Alternatively, if easier on your end, a $500 concession in lieu of replacement also works, and we will handle that piece ourselves.

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, so full replacement is 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 is present inside the blower compartment and at the supply plenum, and every cycle of the system 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 in the 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, which re-feeds the mold cycle. It is 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.

Mold Remediation + Licensed HVAC + Duct Cleaning

For items A and C: we recommend EnviroTech Solutions (Groveland, FL), a licensed mold remediation company we used on a property we recently sold and had a great experience with. They were fairly priced, honest, and did things the right way. That said, any licensed remediation company is fine with us, as long as the work follows the protocol provided by Elite Mold (our assessor).

For items B, F, and G: a licensed HVAC contractor, sequenced with the remediation team. We recommend Lucas Air, a fairly local company that already came out to evaluate the unit and provide the HVAC estimates above. Any licensed HVAC contractor is fine with us, with one note: we would respectfully prefer the work not be handled by the original installer of the system. Active moisture coming from a system that was so recently installed suggests something was missed, and we would feel more comfortable having a fresh set of eyes evaluate and correct the work.

For items D and E: a professional duct cleaning service following NADCA standards, scheduled after the remediation and HVAC work is complete. Stanley Steemer is one option. Any qualified duct cleaning service works.

Combined estimate for the full mold and HVAC remediation scope above (items A through G): $7,500–$10,000

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 noted that the system does drain but slowly, and recommended replacing the pump. It still runs, but it's at the end of its service 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, both of which are straightforward for a plumber.

Our Ask

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

Docs