Mold in Multi-Family or Commercial Spaces: What to Do & Who to Hire

As a commercial building owner or manager, your job is to make decisions that best support the business. So when mold is found on your property, it’s easy to think a remediation company will give you the best (and fastest) solution. 

Remediation doesn’t always eliminate the problem, though. And in many cases, you end up with recurring mold and even more expensive headaches.

At KEM, we believe investigation should always come before removal and our process is different from remediation companies for a reason. 

Read on about how to approach a mold problem through an independent third-party and why it makes a difference in the process, their timeline, budget and reputation.

Found Mold in Your Commercial Building? Don’t Start with Remediation

If you’ve discovered mold in your commercial building, your first instinct is usually to remove the problem, and fast. 

This typically looks like: 

Call a remediation company. 

Get it removed. 

Get back to business.

But, discovering mold in a large-scale building means you not only have contamination that needs to be removed, but that you also have a moisture issue, potentially due to an unknown water leak or water damage.

There are two big mistakes we see clients make ALL the time once mold is found in their commercial or multi-family building…

One is hiring a remediation firm to perform testing. The trouble with this is that the company will almost always find a problem that requires remediation, lining their own pockets in the process.

The second mistake is property owners or managers will hire to have the mold removed and/or treated without first correcting the underlying moisture concern that led to the mold in the first place. When this happens, it’s more than likely that the mold will return because the source was never addressed.

Why You Shouldn’t Start with Remediation to Solve A Mold Problem

Mold remediation is the process of finding where mold is present, containing and removing any mold contamination, then finally addressing the moisture issue to maintain safe levels and prevent mold returning.

The truth is, remediation is not the problem. At KEM, we will absolutely recommend remediation when it proves necessary. But we will also tell you when mold remediation is NOT necessary. That’s why a third-party, independent mold assessor is always a great ally.

It is actually impossible to eliminate all mold and mold spores in the indoor environment, but mold growth can be controlled through ongoing moisture management.

The problem is when remediation becomes the starting point instead of the result of a proper investigation, especially for larger-scale commercial buildings. 

This is where we consistently see property owners and managers run into two challenges: process and cost.

Sub: Process

The remediation process consists of a remediation contractor typically coming into a property to perform an inspection. Unfortunately, this often almost always results in the company indicating that there is a mold problem, even when none exists. 

So instead of starting with investigation, the work begins immediately with removal.

Sub: Cost

Following the recommendation is a proposal for tens of thousands of dollars to perform remediation. 

We recently had such a situation in the home of an upper level executive at a client company. Only when he received the astronomical remediation quote did he think to call us.

This is why understanding the signs that your commercial building should be tested for mold matters. Water intrusion, staining, odor, humidity concerns, and recurring issues should be investigated before jumping directly into removal. And the water or moisture concern needs to be remediated along with the mold.

Commercial Mold Inspection & Management: Our 3-Step Process

At KEM, our process is different.

First of all, it’s important to know that we are NOT a remediation company.

Our independent, third-party status means we have nothing to gain or lose by telling the truth about what is found in a property.

So before we recommend testing, remediation, or next steps, we first pause to fully understand your goals.

Our job is not to create more work…

Our job is to understand what’s happening in your building so you can make the right decision for your problem, timeline, and budget.

Maybe your priority is protecting tenants.

Maybe you’re trying to keep a renovation on schedule. 

Maybe you’re trying to avoid unnecessary remediation costs.

Whatever your goal, if you’re seeing signs of mold in your commercial or multi-family property, it’s wise to call us to investigate before you engage a remediation contractor.

We provide independent commercial mold inspection and mold management services for property owners, general contractors, architects, facility teams, and multi-family operators across DC, Maryland, and Virginia. 

Once we’re on-site, this is how we evaluate what’s actually happening inside your building:

Step 1: Moisture Assessment

When we come into a commercial or multi-family property, the first thing we do is perform a moisture assessment.

We use infrared cameras and moisture meters to test materials for hidden or elevated moisture content.

As stated before, mold does not develop without moisture or water present, so this step tells us immediately whether we are dealing with an active water issue, a past event, or something that has already stabilized.

If we identify any areas with elevated moisture content, we work with you to understand where it’s coming from and what needs to be addressed to rectify the moisture concern.

Step 2: Visual Inspection

At the same time we are performing the moisture assessment, we are also doing a visual inspection to look for signs of water damage and/or mold. 

We look for staining, discoloration, material degradation, and any signs of previous or ongoing water intrusion.

Even if moisture readings are not currently elevated, visual indicators often tell a larger story about what has happened in the building over time that hasn’t been corrected. 

By combining the two steps, we’re able to see more clearly where the problem lies. 

Step 3: Air Sampling (Only When Necessary)

We will only take air samples for mold when there are no elevated moisture concerns and no staining or visible mold.  

Why collect an air sample for mold when you can see it?

The appropriate response is to remove the mold, solve the water problem, then we can collect samples to confirm that the area is back to “normal.”

In most cases, this process is enough to clearly identify what’s happening in the building, but sometimes, you need a deeper look.

What Else May Be Present Besides Mold

In more complex situations, especially in older commercial buildings across DC, Maryland, and Virginia it is not uncommon to encounter additional environmental problems that require evaluation before any remediation work begins.

For example, asbestos-containing drywall joint compound can often be found in drywall systems in older construction. Even though there have been efforts to ban the use of asbestos recently, it is still prevalent in many large-scale buildings.

When this is the case, any effort to remove mold should be PRECEDED by proper testing for asbestos. This is critical because if asbestos is present, mold remediation cannot be treated as a standalone project.

KEM has earned a strong reputation in asbestos inspection and management and our inspections are conducted in accordance with U.S. EPA and OSHA regulations for asbestos testing, abatement design, and abatement monitoring.

Why You Should Hire A Certified Industrial Hygienist (CIH) for Mold Inspection

In any commercial or multi-family building where environmental concerns exist, having a Certified Industrial Hygienist involved can significantly change the outcome of the investigation.

Often, mold concerns can prove elusive. 

In other words, if our investigation does not identify any elevated moisture concerns and there are no visible signs of mold or water damage, but an air sample has an elevated mold spore result, this is when the CIH is absolutely necessary. 

This is especially important in older buildings across DC, Maryland, and Virginia, where multiple environmental factors can overlap and create more complex conditions.

The CIH will review the full dataset——including species type and environmental conditions in the air sample—to determine the likely location and source of the mold. 

Our CIH trains all of our field industrial hygienists on the proper procedures for conducting a moisture and mold investigation. In addition, all of our field industrial hygienists are trained, accredited and licensed as mold assessment professionals.

Handling Mold in Commercial Buildings: What to Do Before Remediation

When mold shows up in a commercial or multi-family building, the instinct is usually to move straight into remediation.

But in most cases, mold is not the real problem. Until the moisture source is identified and addressed, remediation alone often leads to mold reappearing, added cost, and unnecessary headaches for you (and your occupants).

Understanding what is driving mold conditions inside the building before any work begins helps protect your timeline, budget, and your reputation across the DMV commercial industry.

If you are looking for independent mold inspection and environmental assessment services in the Maryland, DC, and Virginia area, give KEM a call, so you can make the right decision before remediation.