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. We are only requesting remediation for items that were not anticipated and relate to the health, safety, or core functionality of the home.
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 the contractors 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.

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.
- Licensed mold remediation contractor for items A and C
- Licensed HVAC contractor for items B, E, and F
- Negative pressure duct cleaning for bacteria and mold for item D
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: the remediation contractor will likely need to pull up some floorboards as part of the exploratory and removal work, which will leave a small area that needs replacing. The seller is welcome to handle that, but to keep closing on track and avoid prolonging things, we are open to a reasonable concession for materials and labor on the affected area, assuming the contractor does not need to remove a substantial amount. We will not be picky about exact wood matching, as long as it is reasonably close.


Ask: Full replacement with new sealed material; reseal all connection gaps. Est. $3,500–$5,000
Ask: Professional cleaning and sanitization; reseal with mastic before the system operates again.

Ask: Full NADCA-compliant duct cleaning of the entire system, with extra attention to the contaminated runs flagged above, to reach verified-clean status. Est. $1,500

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

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

Items B, E, and F: a licensed HVAC contractor, sequenced with the remediation team. We recommend Lucas Air, a fairly local company that already evaluated the unit and provided the estimates above. One note: we would respectfully prefer the work not be handled by the original installer. Based on what we have been told about the age of the system, the active moisture and resulting contamination should not be occurring on a unit this recent, which suggests something was missed during install. We would feel more comfortable having a fresh set of eyes evaluate and correct the work.
Item D: this requires a specialty service for bacteria and mold, not standard duct cleaning. Stanley Steemer's Negative Pressure Air Duct Cleaning ($100 per vent/return) is a cost-effective option. Negative pressure only, no mechanical brushes (they can damage duct interiors). Exterior vent covers may not be included in this service; that piece is minor and can be sorted out at scheduling. Final sequencing should be confirmed with the mold remediation contractor.

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.
Inspection Reports
Source documents behind every finding above.