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. 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.

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 six 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, E, and F
Negative pressure duct cleaning for bacteria and mold for item D

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: 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.

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 items A through C are done. The ducts serving the left hall bath and front guest bedroom show visible debris and confirmed mold and will need particular attention.

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

Mold inside supply ducts at left hall bath and front guest bedroom

E 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.

F 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

Items A and C: we recommend EnviroTech Solutions (Groveland, FL). We used them on a recent sale and they were fairly priced, honest, and thorough. Any licensed remediation company is fine, as long as the work follows the protocol from Elite Mold (our assessor).

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.

Combined estimate for the full scope above (items A through F): $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