MODULE 4: ADVANCED CHALLENGES
Complex Mold Situations
When Jobs Get Complicated
Not Every Job is Straightforward
- Mold found during water mitigation
- Hidden mold discovered during remediation
- Multi-unit buildings with multiple insurance policies
- Commercial work with larger scope
Handle them wrong = scope disputes, payment problems, unhappy customers.
SCENARIO 1
Mold Found During Water Mitigation
You're doing a water job, open up a wall to dry it out, and there's mold behind the drywall.
What do you do?
6 Steps When Mold is Found
- STOP work in that area - don't continue through the mold
- Document - photos, measurements, detailed notes
- Notify customer immediately - show them, explain the situation
- Report to insurance - mold may be separate or additional
- Recommend mold assessment - IEP needs to assess and write protocol
- Wait for protocol before proceeding with mold remediation
Keep Water and Mold Separate
Water Mitigation
WTR Category
Drying, extraction, demo related to water damage
Mold Remediation
HMR Category
Containment, HEPA, antimicrobial, mold-specific work
Same estimate, but clearly separated by scope and category.
Different coverage, different authorization, different category.
Communication is Essential
Customer, adjuster, IEP - everyone needs to know what's happening.
Surprises create disputes.
Don't just add mold remediation to your water estimate and hope it gets paid.
SCENARIO 2
Hidden Mold During Remediation
You're following a protocol. Remove the drywall as specified, and behind the cabinet you find mold that wasn't in the original assessment.
The protocol doesn't cover this area.
Steps for Hidden Mold Discovery
- STOP work in the newly discovered area
- Document with photos and detailed notes
- Contact IEP immediately - same company that wrote original protocol
- Request protocol amendment in writing before you touch it
- Notify insurance and customer - additional scope and cost
- Submit supplement with original protocol, amendment, photos, revised estimate
Don't Work Without Amendment
Without third-party authorization, insurance can reject the charges as outside approved scope.
Time pressure exists - containment up, equipment running, crew on site.
But process matters. Get the amendment. It usually takes a day or two.
Doing unauthorized work that doesn't get paid is worse than waiting.
Understanding Supplements
A supplement is a request for additional funds beyond what was originally approved.
- It's not a new claim - it's in addition to an existing claim
- Only works if there's room within the coverage limit
- If limit is $10K and you're approved for $10K, a supplement can't get more
- If you're approved for $8K and limit is $10K, supplement can potentially get another $2K
Supplement Documentation
- Original protocol
- Protocol amendment
- Photos of the discovery
- Explanation of how and when you found it
- Revised estimate showing original and additional scope separately
Submit promptly. Don't wait until job ends.
Supplements that come weeks later raise questions.
SCENARIO 3
Multi-Unit Buildings
Apartments, condos, and townhomes create special complications.
First question: Whose insurance pays?
Who Pays What?
Unit Owner's Policy
Mold in a single unit
Inside the unit
Personal property
HOA / Master Policy
Common areas
Hallways, shared attics
Common walls
Mold spreading across units?
Unit A had the water loss, but mold spread to B and C.
Now potentially 3 policies, 3 owners, 3 coverage limits.
Multi-Unit Complications
- Each affected unit needs authorization from its owner or insurance
- You can't do work and figure out later who pays
- Multiple adjusters may be involved - keep everyone informed
- Containment may cross unit boundaries - both owners must authorize
- Document who said what and when
Written authorization from every affected party, every time.
Access & Authorization
- You need into unit B, but owner isn't available - work with property management
- Give adequate notice, but don't work in spaces you haven't been authorized to enter
- Consider a master contract with HOA for common area work
These jobs take more coordination, but can be very profitable if handled correctly.
SCENARIO 4
Commercial Mold Work
Similar in principle, but larger in scale and complexity.
- Larger scope = higher dollars = more scrutiny
- $50K commercial job gets more review than $10K residential
- May require Industrial Hygienist (IH) rather than just IEP
- Check what insurance requires
Commercial Complications
- Business interruption claims - they can't operate while you're remediating
- Tenant vs landlord - different policies, different responsibilities
- Multiple trades - mold, reconstruction, HVAC, flooring - coordinate
- Compliance documentation - OSHA, health dept, building codes
- Longer payment cycles - Net 30 or Net 60 is common
Commercial Work Summary
Commercial mold can be lucrative, but requires more sophistication.
If you're new to it, consider partnering with an experienced contractor or starting with smaller jobs to build experience.
Plan your cash flow with longer payment terms.
Recap
- Mold during water: Stop, document, notify, get protocol - keep WTR and HMR separate
- Hidden mold: Stop, document, contact IEP, get amendment, then supplement
- Multi-unit: Determine whose insurance pays, get authorization from ALL parties
- Commercial: Larger scale, IH requirements, business interruption, longer payment cycles
Common thread: STOP, DOCUMENT, COMMUNICATE - get proper authorization before proceeding.
ACTION ITEM
Your Next Step
Think about a complex mold situation you faced.
Did you follow proper process?
What would you do differently now?
Next lesson: Working with IEPs and Hygienists - building relationships that make your business easier and more profitable.