Mold Remediation in Houston

Houston's mold problem is mostly a moisture problem. Long humid summers, air conditioners that run most of the year, attic ductwork that sweats, and a steady supply of roof, plumbing and flood leaks give mold everything it needs. Remediation means removing the growth and the material it's rooted in and fixing the water that fed it. Spraying, painting or "fogging" without fixing the source just buys time.

Texas has specific rules for mold work

Texas is one of a handful of states that licenses mold work. The program is run by the Texas Department of Licensing and Regulation (TDLR), and the key points for a homeowner are:

• Assessment and remediation are separate licenses. A mold assessment consultant evaluates the problem and writes the remediation protocol; a mold remediation contractor does the removal.
• They can't be the same company on the same job. Texas rules prohibit a license holder from performing both the assessment and the remediation on the same project, and bar owning an interest in both companies on that project. That separation exists to stop anyone from inspecting a house and then selling themselves the cleanup.
• The 25-square-foot line. In most cases, visible mold covering less than 25 contiguous square feet can be cleaned up by someone who isn't licensed. Larger jobs done by a hired company fall under the licensing rules.
• Homeowners can do their own work. An owner remediating a residential property they own with fewer than 10 units isn't required to hold a license. That exemption doesn't extend to an unlicensed contractor you hire.
• You get paperwork at the end. After a licensed project, the assessor performs a post-remediation assessment, and within 10 days of the project ending the remediator and assessor sign a Certificate of Mold Damage Remediation. Keep it: Texas law limits an insurer's ability to make underwriting decisions based on prior mold damage that was properly remediated and certified.

Rapid Dry Houston is a referral service and holds no mold license. Any company you're connected with should give you its own TDLR license number, and you can verify it on TDLR's license search before work starts.

How a licensed remediation project usually runs

1. Assessment. A licensed assessment consultant inspects, measures moisture, may take samples, and writes a protocol that spells out the areas to be remediated, containment, and the clearance criteria. See mold inspection & testing for what that visit involves.
2. Work plan. The remediation contractor prepares a plan to carry out the protocol, and for larger projects files a notification with TDLR before starting.
3. Containment. Plastic barriers and negative air pressure (an air scrubber exhausting outside the work area) keep spores from spreading into clean rooms.
4. Removal. Moldy drywall, insulation, carpet and other porous materials are cut out and bagged. Wood framing and other hard surfaces are cleaned, often by sanding or wire-brushing, and HEPA-vacuumed.
5. Moisture correction. The leak, condensation or drainage problem gets fixed, and the area is dried.
6. Clearance. The assessor returns for the post-remediation assessment. If the area passes, the certificate is issued and rebuild can begin.

Where mold shows up in Houston homes

• Around attic AC equipment and ducts: overflowing condensate pans and sweating ductwork stain ceilings below.
• Behind and under sinks, dishwashers and refrigerators after slow leaks.
• Bottom of exterior walls after flooding, or where sprinklers and poor grading keep the slab edge wet.
• Bathrooms without working exhaust fans.
• Closets on exterior walls, where air doesn't circulate and humidity stays high.

Mold that follows a leak is usually a timing problem. The CDC advises drying water-damaged areas within 24 to 48 hours; if that didn't happen, assume growth. More on that in how fast mold grows after water damage.

What to look for in a mold remediation company

• A TDLR remediation license, and a separate, independent assessor for the protocol and clearance. Be wary if a company offers to "do both."
• Proof of insurance. TDLR requires licensed mold companies to carry commercial general liability coverage; ask for the certificate.
• Training you can check, such as IICRC Applied Microbial Remediation Technician (AMRT) certification for the people doing the work.
• A written scope tied to the protocol, not a lump sum for "mold treatment."
• A plan for the moisture source. If nobody is addressing the leak, the mold comes back.
• Skepticism toward miracle sprays. Fogging or coating over growth isn't a substitute for removing contaminated material.

Cost depends heavily on how much material has to come out and how hard it is to reach. See our Houston mold removal cost guide for typical ranges.

Insurance and mold

The Texas Department of Insurance explains that most homeowners policies don't cover mold from gradual leaks or long-term humidity, but if mold grows as a result of sudden and accidental water damage that is covered, like a burst pipe, the mold damage may be covered too. Mold that follows a flood isn't covered by a homeowners policy, because flooding itself isn't. Some policies cap mold coverage or exclude it, so check your declarations page.

Mold help in nearby cities

Area pages with local housing and moisture issues: Cypress · Spring · Tomball · Kingwood · Humble · The Woodlands · Conroe

Sources: TDLR: Mold Assessors and Remediators FAQs · Texas Mold Assessors and Remediators Law · Texas Department of Insurance · CDC mold cleanup guide

Frequently asked questions