Mold is a topic that can cause anxiety for buyers and sellers alike — but with the right knowledge and approach, it becomes a manageable part of the homeownership experience rather than a deal-breaker.
Santa Fe’s high-desert climate—generally dry and sunny—means mold is less common than in humid regions. Still, mold can develop anywhere moisture is present, especially after roof leaks, plumbing issues, or poor ventilation. Understanding how mold forms, how it’s identified, and how to address it will help both parties navigate inspections with confidence.
🌱 What Exactly Is Mold?
Mold is a natural part of the environment. It exists everywhere — indoors and outdoors — and plays a role in breaking down organic materials. In homes, mold becomes a concern when it grows in areas with excess moisture, such as:
- Around roof or stucco leaks
- Behind walls after plumbing failures
- In bathrooms with poor ventilation
- In basements or crawlspaces with moisture intrusion
While some people experience mild allergic reactions, others may have more significant sensitivities depending on their overall health and the type and concentration of mold present.
🌧️ How Mold Develops in Homes
For mold to grow, three things must be present:
- Moisture
- A food source (drywall, wood, insulation, carpet, etc.)
- The right temperature
When these conditions align — especially after a leak or long-term moisture buildup — mold can begin growing within 24–48 hours. Because mold often forms inside walls, under flooring, or in attics, it may not be visible during an initial walkthrough.
🔍 What Buyers Should Look For
During a showing or home inspection, buyers should be alert to:
- Visible discoloration on walls or ceilings
- Musty or earthy odors
- Evidence of past water damage
- Soft or warped drywall
- Water stains near skylights, parapets, or flat roofs
- Areas with chronic condensation
Keep in mind that general home inspectors look for water damage and moisture conditions, but they do not test for mold or identify specific mold types. If concerns arise, buyers can hire a specialized mold inspector or environmental professional for sampling and further analysis.
🧼 What Sellers Should Address Before Listing
Proactive sellers can prevent surprises during inspections by:
- Repairing known roof or plumbing leaks
- Improving ventilation in moisture-prone areas
- Replacing water-damaged materials
- Running exhaust fans in bathrooms and kitchens
- Cleaning gutters and ensuring proper drainage
- Addressing stucco cracks where moisture can intrude
In Santa Fe specifically, the freeze–thaw cycle and strong UV exposure can accelerate wear on stucco and flat roofs — leading to moisture intrusion if not maintained. Because flat roofs and stucco are often the highest maintenance items for Santa Fe homeowners, keeping them in good repair significantly reduces the risk of mold.
🏡 Mold Doesn’t Automatically Kill a Deal
Most mold issues are fixable, especially when discovered early. Buyers and sellers routinely negotiate:
- Professional remediation
- Repair of moisture sources
- Replacement of damaged materials
- Post-remediation testing for reassurance
A mold finding doesn’t mean the home is unsafe — it simply means moisture has been present and needs to be addressed.
🧠 Key Takeaways
- Mold requires moisture — controlling water intrusion is the best prevention.
- Inspections may not uncover hidden mold; additional testing is available if needed.
- Santa Fe’s climate is generally protective, but roof leaks, stucco cracks, and plumbing issues can create mold conditions.
- Most mold issues are repairable and negotiable, not deal-breakers.
- Proactive maintenance, especially on flat roofs and stucco, reduces risk.
✨ About Adrienne DeGuere, Sotheby’s International Realty – Santa Fe
I’m a licensed Realtor® specializing in Santa Fe’s luxury and relocation markets, with over 128 successful transactions and a deep understanding of local construction, climate impacts, and inspection nuances. I help buyers and sellers navigate concerns like mold with clarity, confidence, and practical solutions.
If you’re preparing to buy or sell a home in Santa Fe and want expert guidance on inspection issues, maintenance considerations, or property condition, contact me. I’m here to help you make informed decisions at every step.
