For Boards, Property Managers & Homeowners
One accountable contractor for the whole building.
Building-envelope capital work, documented leak investigations, DOEE-licensed mold assessment and remediation, common-area repairs, and 24/7 emergency response — for condo and HOA boards, the property managers who run buildings and portfolios, and homeowners who want the same disciplined standard on a single house, across Washington, DC, Maryland, and Northern Virginia.
Licensed General Contractor · DOEE-Licensed Mold Assessment & Remediation · IICRC AMRT, CSMI & WRT Certified · COI & W-9 on request
Capabilities
What we're called in for
From the roof membrane to the finished ceiling below it — investigation, repair, compliance, and restoration for boards, property managers, and homeowners, under a single scope of accountability.
Roofing & Building Envelope
Flat roof repair, replacement, and coating decisions with honest repair-versus-replace numbers; coping, flashing, parapets, facade sealing, gutters, and drainage — the systems behind most of a building's water problems.
Leak Investigation & Water Testing
Systematic source tracing, moisture mapping, and controlled water testing that isolates one suspect at a time — closed out with a written findings report that owners, managers, boards, and counsel can act on.
Mold Assessment & Remediation
DOEE-licensed assessment, containment, remediation, and clearance documentation — the licensed process DC law requires at 10 square feet, with paperwork that protects a property's disclosure and resale position.
Common-Area & Code Repairs
Stairwells, handrails, walkways, entry doors, masonry and concrete, storm drains, enclosures, and lighting — the repairs that keep a property safe, compliant, and presentable.
Emergency & Storm Response
24/7 response for active leaks, storm damage, and water losses — stabilization, extraction and drying, then permanent repair and interior restoration under the same vendor.
Written Proposals & Capital Planning
Written scopes with priced options and phasing, built for a clean approval — by a board, a management office, or an owner — and revised through as many rounds as the decision takes.
The hardest problem in any building
Water is coming from Unit 6. Unit 6 disagrees.
Recurring leaks are where buildings lose months — and legal fees — to finger-pointing. Is it the roof, the shower above, a supply line, the window, the facade? Who pays depends on the answer, and opinions aren't evidence.
We replace opinions with findings: systematic inspection, moisture mapping, and where the source is disputed, a controlled water test that isolates one suspect at a time until the entry point shows itself. The repair then runs under the same scope — source correction through interior restoration — so accountability never changes hands mid-project.
Boards meet this problem between units. Homeowners and property managers meet it as the leak that has already outlasted two other contractors. The method is the same, and so is the deliverable: documentation that supports the responsibility question, the insurance file, and — if growth is found — the licensed mold process the law requires.
Full method, symptoms, and FAQ: our water leak search service.
What the findings report contains
- Source and path of travel — where water enters and how it moves through the assembly
- Photo documentation and moisture readings from every affected area
- Test methodology and results — what was isolated, what reproduced the leak, what ruled others out
- Scoped repair recommendation ready to price, approve, and schedule
- A factual basis for responsibility — common element or in-unit, owner or association, settled on evidence
Mold compliance
When mold appears, the law is usually already in the room.
DC's mold law reaches further than most people realize. It binds every residential landlord in the District — the owner of a single rental rowhouse, the unit owner leasing a condo, and the property manager acting for either. The duties are concrete: inspect within 7 days of a tenant's written notice, remediate within 30, and once contamination reaches 10 square feet, the work must be performed by licensed professionals.
Condo and HOA buildings add a layer: those duties cover mold in the unit and in the common areas, while the DC Condominium Act places common-element repair with the association. When the moisture source is a roof, facade, or riser, every renting owner's legal clock depends on how fast the building moves.
Homeowners aren't on a statutory clock — but the same licensed process is what protects them. Mold history follows a property: licensed remediation with clearance documentation is what answers the question cleanly at sale, at refinance, or the day the home becomes a rental.
Greenspring handles both halves under one roof: a licensed general contractor corrects the moisture source, and our DOEE mold license (No. MR-2025-I-0259) covers assessment, containment, remediation, and clearance. Maryland and Virginia don't impose DC-style licensing — we hold the same standard across all three.
Full plain-English walkthrough for owners, managers, and boards: DC's mold law, explained.
Four points to know in the District
- 10 square feet is the legal line. At or above it, DC requires a licensed mold assessor and a licensed remediator — self-performed cleanup no longer qualifies.
- The clock is 7 and 30. After a tenant's written notice, a landlord must inspect within 7 days and remediate within 30 — duties that extend to mold in common areas.
- An assessment is presumptive evidence. A professional finding of contamination in a unit or common area creates a rebuttable presumption of a housing-code violation — enforced by the Department of Buildings.
- Disclosure follows for 3 years — unless remediated right. Known contamination at the threshold, in the unit or common areas, must be disclosed to prospective tenants for 3 years. Licensed remediation with clearance documentation is what clears the record.
How we work
Proposals written to survive scrutiny
Whether the decision runs through a board vote, a management approval chain, or a homeowner's budget, people approve documents — ours are built for that.
Options, not ultimatums
Where there's a real choice — repair versus replace, phase versus full scope — the proposal prices the options side by side and states plainly which one we'd choose for our own building, and why.
Revisions without friction
Boards push back, owners rethink, scopes get trimmed between meetings — that's the process, not a problem. We revise the scope and hold the logic, through as many rounds as the decision takes.
A paper trail on everything
Photo documentation on every visit, written findings after every investigation, insurance-ready reports, and close-out packages your file keeps forever. If a question surfaces a year from now, the answer is in writing.
Certificate of insurance and W-9 available for fast vendor onboarding. Managing rental turnovers too? Our turnover services for property managers run on the same documentation standard.
Common questions