New mold growth after only one year from last treatment
Bob Riddick said
Aug 26, 2014
We treated the walls, soffits and trim on this house last Sept. The owner called to tell us that mold had shown up on the front of the house. It's actually showing on the entire house, high and low. All four sides.
I know this is cedar siding with Cabots latex paint. (Couldn't find a better place to post).
I could understand some mold on the north side, say around the heat pumps, but not the entire house.
Would appreciate ideas on how this is happening. Possibly deep into the wood that our 1 1/2 % solution didn't reach? Which doesn't explain the stains on the white trim.
This house looked brand new when we left last year. All thoughts and possible solutions are appreciated.
Bob it could be the stain that is on the wood. Also wood gets dirty fast. I would just let them know that it might happen every year just because it's wood siding. Also it looks like there is a lot of landscaping there as well combine that with the harsh winter and that will promote growth as well.
Bob send me a pm and let me know how that other job we talked about turned out.
Hank Timmermann said
Aug 26, 2014
Bob,
About four years ago I did a rather large painted cedar sided home up here with 1/2% and the job came out great. I only used 1\2% because I was concerned about the surrounding plant material, the effect on cedar and the windows.
The following year the customer called asking me to put them on the schedule for another house wash. I had advised them that it might have to be done annually so I was managing their expectations the first year I serviced.
When I serviced the home the 2nd time we used 1 and 1/2% and again the job looked great. We did such a good job there has been no algae growth in two years.
Sometimes you'll need to bump up your mix. Not every growth and surface is the same. We've had to use 4% on stucco and drybit a few times.
Hank
AC Lockyer said
Aug 26, 2014
I agree with Hank. We try to go as low as we can on bleach mix. Sometimes on surfaces that include a nutrient base like wood you can get a linger lasting result by bumping up both the bleach % and Green Wash. Sometimes you just don't know till 12 months later. Luckily the new growth is very surface oriented and will clean easily. I would courtesy retreat the home and get an awesome letter of reference from the customer.
AC
Jesse Bracken said
Aug 27, 2014
Like this even needs to be mentioned, but it is a good lead in to my post...
AC is spot on Bob, retreat the home. Follow Hank and get them on a 12 month schedule. It should be an easy sell based on you retreating at no cost or product cost only this year. Better to maintain and manage this homeowners problem with an annual program than to "Treat" the home when things start growing out of hand.
Schall Bradley said
Aug 30, 2014
Could be a heavy solids oil base stain which contains linseed oil and will mildew fast
Red Chandler said
Sep 2, 2014
cleaned a house in the last eight months, mold was back within 2 months but was powder form on top of the siding, you could wipe it off with your finger, got to checking and the previous owners had panted over mold, and algae stains. You may want to check that out.
AC Lockyer said
Sep 4, 2014
Schall Bradley wrote:
Could be a heavy solids oil base stain which contains linseed oil and will mildew fast
I never thought of that. That is an excellent point.
AC
Doug Rucker said
Sep 4, 2014
I notice the trim around windows, doors, the angle pieces, soffits, fascia, even gutters don't seem to have any or be near as bad...only the siding.
Hank Timmermann said
Sep 7, 2014
Bob,
Have you serviced this property since your original post eleven days ago?
Hank
Bob Riddick said
Sep 10, 2014
We went back 10 days after I had taken the pictures to begin the re-treatment. The mold had doubled in the August heat and humidity.
The walls and trim areas cleaned up quite easily. This treatment was at no charge, and we reached an agreement on the strong possibility of needing to come back again next year, maybe again after that.
We have concluded that as a total remodel project six years ago, the siding sat while waiting for the painter, and that the painter more than likely painted over infested cedar siding.
I am meeting a second customer with similar problems tomorrow morning. Seems I may have oversold our warranty program, only offering 3 years on walls.
Our selling point over power washing is based in part on the fact they have to come back every year, where we do not. This is one reason our process costs more than power washing. I'm looking at this from a whole different perspective now.
Thanks for all of the valuable input. I could use some more, it appears.
Jesse Bracken said
Sep 12, 2014
I was under the impression that warranty is on roof only? I once had to redo an entire deck, due to a very similar situation.
Chad Eneix said
Sep 12, 2014
I also tell customers, especially those that we have "go backs" for, that the other reason that our service may cost more than the other guys is that we are not a fly by night. They payed for a pro. We are not going anywhere, and will be available for them for years to come. One of my biggest screw ups years ago is now one of my best customers, and often used as a reference. If you have to do this one house for cheap every year, but can have them be your biggest fan, you win anyway.
AC Lockyer said
Sep 13, 2014
I also explain to customers that the reason we are 30 to 50% more on cost isn't necessarily because of our process. Actually our process is much faster than pressure washing and actually saves the customer on hourly charges. We are more because COMPLIANCE COSTS! Compliance on local minimums on licensing, insurance and workers comp as well on OSHA and other government standards drive up our costs a bit because we don't short cut there or anywhere else on our service. That makes us more expensive.
AC
Mardy Isaacs said
Feb 20, 2015
Bob, my previous experience as an exterior painter, I specialized in wood sided homes only , and from my experience I would agree that this is painted over mold contaminated wood. The painter did not properly clean/ prep the surface. The tale tale signs for me is, look at knots, and nails, they do not have mold, because nots are dense, and the nail heads provide a new surface for the top coat. So if you see in the pics you posted the mold is not present on knots and nail heads. Olso in the shade areas, like above front door no mold. That's because when the new wood siding was left to the elements to long before painting, the sun starts the break down of what's called mill glaze. This is a glaze caused by the heat of saw blades. And then once it is broken down, moisture is held in exposed fibers. Then mold. This may be an insurance claim for home owner.
Hope this helps in future.
Bob Riddick said
Feb 20, 2015
Thanks, Mardy. Good information, and really good to have a professional painter's opinion.
We treated the walls, soffits and trim on this house last Sept. The owner called to tell us that mold had shown up on the front of the house. It's actually showing on the entire house, high and low. All four sides.
I know this is cedar siding with Cabots latex paint. (Couldn't find a better place to post).
I could understand some mold on the north side, say around the heat pumps, but not the entire house.
Would appreciate ideas on how this is happening. Possibly deep into the wood that our 1 1/2 % solution didn't reach? Which doesn't explain the stains on the white trim.
This house looked brand new when we left last year. All thoughts and possible solutions are appreciated.
Bob send me a pm and let me know how that other job we talked about turned out.
Bob,
About four years ago I did a rather large painted cedar sided home up here with 1/2% and the job came out great. I only used 1\2% because I was concerned about the surrounding plant material, the effect on cedar and the windows.
The following year the customer called asking me to put them on the schedule for another house wash. I had advised them that it might have to be done annually so I was managing their expectations the first year I serviced.
When I serviced the home the 2nd time we used 1 and 1/2% and again the job looked great. We did such a good job there has been no algae growth in two years.
Sometimes you'll need to bump up your mix. Not every growth and surface is the same. We've had to use 4% on stucco and drybit a few times.
Hank
AC
AC is spot on Bob, retreat the home. Follow Hank and get them on a 12 month schedule. It should be an easy sell based on you retreating at no cost or product cost only this year. Better to maintain and manage this homeowners problem with an annual program than to "Treat" the home when things start growing out of hand.
cleaned a house in the last eight months, mold was back within 2 months but was powder form on top of the siding, you could wipe it off with your finger, got to checking and the previous owners had panted over mold, and algae stains. You may want to check that out.
I never thought of that. That is an excellent point.
AC
Have you serviced this property since your original post eleven days ago?
Hank
We went back 10 days after I had taken the pictures to begin the re-treatment. The mold had doubled in the August heat and humidity.
The walls and trim areas cleaned up quite easily. This treatment was at no charge, and we reached an agreement on the strong possibility of needing to come back again next year, maybe again after that.
We have concluded that as a total remodel project six years ago, the siding sat while waiting for the painter, and that the painter more than likely painted over infested cedar siding.
I am meeting a second customer with similar problems tomorrow morning. Seems I may have oversold our warranty program, only offering 3 years on walls.
Our selling point over power washing is based in part on the fact they have to come back every year, where we do not. This is one reason our process costs more than power washing. I'm looking at this from a whole different perspective now.
Thanks for all of the valuable input. I could use some more, it appears.
AC
Bob, my previous experience as an exterior painter, I specialized in wood sided homes only , and from my experience I would agree that this is painted over mold contaminated wood. The painter did not properly clean/ prep the surface. The tale tale signs for me is, look at knots, and nails, they do not have mold, because nots are dense, and the nail heads provide a new surface for the top coat. So if you see in the pics you posted the mold is not present on knots and nail heads. Olso in the shade areas, like above front door no mold. That's because when the new wood siding was left to the elements to long before painting, the sun starts the break down of what's called mill glaze. This is a glaze caused by the heat of saw blades. And then once it is broken down, moisture is held in exposed fibers. Then mold. This may be an insurance claim for home owner.
Hope this helps in future.
Thanks, Mardy. Good information, and really good to have a professional painter's opinion.