Gainesville Mold & Humidity Checklist for Renters and Homeowners

In this guide: 10-minute walkthrough · Humidity · Room by room · After a leak or storm · If you rent · When to call a professional · Through the year

The 10-minute walkthrough

Do this once a season and after any leak. Print the page if you like; each item is a quick look, not a repair.

• Smell. Notice a musty or earthy odor in a closet, a bathroom, or when the AC first starts.
• Ceilings and corners. Look for stains, bubbling paint, or fuzzy or speckled spots, especially in upper corners and around vents.
• Under the sinks. Check kitchen and bathroom cabinets and behind the toilet for damp floors, drips or soft wood.
• The air handler. Look for water or slime around the unit and the drain line, and check that the filter is clean.
• Exterior-wall closets. Overstuffed closets on outside walls hold humid air. Open them and look.
• Windows. Look for condensation and dark spots on frames and sills.
• Appliances. Check washer hoses, the water heater and the dishwasher for leaks.
• Attic. If you can see it safely, look for roof-leak stains on the decking or insulation.
• Outside. Gutters and downspouts should be clear and drain away from the house, and the soil should not slope toward the foundation.
• Humidity. A basic hygrometer shows indoor relative humidity at a glance. See the next section for the target.

Humidity: the number to watch

The U.S. EPA advises keeping indoor relative humidity below 60 percent, ideally between 30 and 50 percent (see the EPA's brief guide to mold, moisture and your home). In a Gainesville summer that mostly means keeping the air conditioner working properly and running. Shutting the AC off for long stretches in humid months lets moisture build up, so use a dehumidifier in rooms that stay damp, and keep furniture a few inches off exterior walls so air can move.

Room by room

Bathrooms

• Run the exhaust fan during showers and for a while afterward, and keep the vent clear of dust.
• Re-caulk gaps around the tub, shower and sink when the caulk cracks or darkens.
• Hang towels to dry and wipe down wet surfaces instead of leaving them damp.

Kitchen and laundry

• Use the range hood or a window when cooking and when running the dishwasher.
• Check the refrigerator's drip pan and ice-maker line, and the hoses behind the washer.
• Vent the clothes dryer outdoors and clear lint so moist air does not stay in the house.

Air conditioning

• In Florida, a clogged condensate drain line is a very common cause of water at the air handler. Keep the drain line and drip pan clear and flowing, and change filters on schedule.
• If you see mold on or around the system, the EPA advises not running it if you know or suspect it is contaminated. Call an HVAC technician.

Bedrooms and closets

• Leave a gap between beds, dressers and the exterior wall.
• Do not store cardboard boxes or fabric directly on floors or against outside walls.

Attic, crawl space and exterior

• Look for roof-leak stains after heavy storms and have leaks repaired promptly.
• Keep gutters clear, and make sure sprinklers do not spray siding or windows.

After a leak, storm or flood: the 24-48 hour rule

The EPA says to dry water-damaged areas and items within 24 to 48 hours to prevent mold growth, and that if wet areas are dried in that window, mold will usually not grow. Atlantic hurricane season runs June 1 through November 30, so it is worth knowing the steps before you need them.

1. Stop the water at the source if you can do it safely, and stay out of any area with electrical or gas hazards.
2. Remove standing water and move wet items off wet floors.
3. Dry the space with fans, the air conditioner and a dehumidifier.
4. Discard what cannot be dried quickly, such as soaked carpet padding, ceiling tile and insulation.
5. Document it. Take dated photos for your insurer or landlord before you clean up.
6. Treat sewage or floodwater differently. Contaminated water calls for professional help.

If drying is not possible in that window, or the damage is large, a water-damage company can help. See water damage and mold on our services page.

If you rent near UF or anywhere in Gainesville

• Report it in writing. Describe the problem and where it is, include dated photos, and keep a copy of everything you send.
• Follow up in writing if nothing happens, and keep the dates.
• Know the framework. Part II of Chapter 83 of the Florida Statutes, the Florida Residential Landlord and Tenant Act, covers landlord maintenance duties (§ 83.51) and the written-notice process (§ 83.56).
• Get legal advice before acting on rent or a lease. UF students can contact UF Student Legal Services, and Three Rivers Legal Services provides free civil legal help to eligible residents.

We cannot give legal advice. This is a starting point so you know what to ask.

When to call a professional

The EPA says small areas, generally less than about 10 square feet, can often be handled by the occupant, and that you should get professional help if mold covers more than about 10 square feet, after a lot of water damage, or when the water was sewage or otherwise contaminated. Also call someone if mold keeps coming back, or if someone in the home has health concerns (talk to a health professional first). The EPA also says routine mold sampling is generally unnecessary when mold is visible, but an assessment can help with hidden mold or to document a cleanup.

In Florida, mold assessors and mold remediators are licensed separately, and the same company generally cannot do both on one property within 12 months. Check any license at MyFloridaLicense.com, and see our guide to Florida's mold laws. For what each job involves, see mold testing and inspection and mold removal. For free local advice on home moisture, you can also ask the UF/IFAS Extension office in Alachua County.

Gainesville through the year

• Summer (June to September). The most humid months, with frequent afternoon storms. Keep the AC running and check the drain line.
• Hurricane season (June 1 to November 30). Know the 24 to 48 hour drying steps and keep photos handy for claims.
• Fall and winter. Cooler nights bring window condensation. Open windows on dry days and run bathroom fans.
• Spring. Good time to clear gutters and inspect the roof before the rainy season.