Attic Mold Removal in Atlanta, GA

Four usual suspects up there

Many Atlanta homes keep the furnace, air handler and much of the ductwork in the attic, which puts cold, sweating metal and a condensate pan in the hottest, most humid part of the house. Add heavy summer thunderstorms and the city's dense tree canopy, which drops leaves into gutters and roof valleys, and attics here get wet in predictable ways:

• Roof leaks. Stains radiate from valleys, chimneys, skylights and pipe boots, often after a storm or a limb strike.
• AC condensate. A clogged drain line or rusted pan overflows onto drywall and insulation below the air handler.
• Sweating ducts. Poorly sealed or uninsulated supply ducts drip on insulation in long lines.
• Bath and kitchen fans. Fans vented into the attic, or into a soffit right beside an intake vent, wet the sheathing above them.

What the inspection should cover

A good inspector or remediation company goes up with a moisture meter and a flashlight, not just a camera. Ask them to trace each stain to its water source, check the condensate pan and drain line, look at duct joints and insulation, and note whether ventilation is blocked. The EPA says to avoid running an HVAC system you suspect is contaminated, so mention any musty smell from the vents.

How the work usually goes

1. The source gets repaired first: a roofer for leaks, an HVAC technician for the pan, drain line or ducts.
2. Wet or moldy insulation is bagged and removed. EPA guidance treats porous materials as candidates for disposal.
3. Decking and rafters are cleaned by scrubbing, sanding or blasting, depending on the company's method, then dried and checked.
4. Badly damaged sheathing is replaced, and new insulation goes in after the wood tests dry.

What it costs

Size of the affected area, how hard the attic is to move around in, and whether decking must be replaced drive the price. Replacing sheathing is construction work, so ask whether the company holds a Georgia residential or general contractor license, verify it on GOALS Verify Now, and ask whether the City of Atlanta Office of Buildings requires a permit for the repair.