How to Prevent Expensive Compliance Headaches
If you manage properties, you know the job is more than collecting rent and scheduling repairs. The real challenge? Avoiding costly surprises that stall renovations, trigger fines, or worse: impact tenant health.
From asbestos buried in old walls to Legionella hiding in your plumbing, hidden hazards can quietly derail your bottom line. Many property managers don’t realize how much time, money, and legal risk they’re exposed to… until it’s too late.
At ETC and ETL, we help you spot these risks early and fix them fast, before they become an expensive problem.
The Top 5 Building Hazards That Cost Property Managers Time and Money
1. Finding Asbestos Mid-Project
One of the easiest ways to cut renovation costs? Knowing exactly what you’re dealing with before you start. Early asbestos testing can prevent unnecessary expenses and delays.
Early Asbestos Testing Can Save You Thousands
When you discover asbestos mid-project, you risk project shutdowns, permit delays, and expensive abatement bills. But with early testing, you can get ahead of these issues and sometimes avoid abatement entirely.
Encapsulation: A Smarter, Cost-Effective Alternative
Not all asbestos needs to be removed. In many cases, especially with non-friable materials like old floor tiles, pipe insulation, or ductwork, you may be able to:
Encapsulate asbestos in place by sealing or coating it
Avoid costly removal and disposal fees
Keep your project moving without major disruption
When Encapsulation Makes Sense:
Materials are in stable condition No demolition or disturbance planned Safe to leave in place with proper labeling and monitoring
How ETL and ETC Help You Save Money
ETL’s NVLAP-accredited asbestos testing delivers quick results (even if you need AHERA Compliance!), giving you the full picture before you start work.
ETC’s experienced consultants help you:
Decide between abatement or encapsulation
Develop management plans
Stay compliant while reducing project costs
The bottom line? Testing early means fewer surprises, fewer shutdowns, and more control over your project budget.
2. Lead Paint That Delays Rental Approvals
Lead Paint That Delays Rental Approvals (and Can Cost You Thousands)
Cities like Detroit and Grand Rapids enforce strict lead clearance lawsespecially for rental properties built before 1978. Without the right inspections, you may not be able to renew your rental certificate, and in Detroit, you can’t legally collect rent until you’re in compliance.
With ETC’s risk assessments and ETL’s certified clearance testing, property managers stay:
Compliant with local rental renewal regulations
Eligible for Certificates of Compliance (CoC)
Protected from tenant disputes and legal action related to lead exposure
Don’t wait until you’re facing fines or delays , stay ahead of requirements with experts who understand Detroit’s lead ordinance and Grand Rapids’ Chapter 12 housing code.
Learn more:
Detroit Lead Ordinance Requirements →
Grand Rapids Lead-Based Paint Program →
3. Mold That Can Fuel Tenant Complaints and Legal Risks
Water leaks, poor ventilation, or chronic humidity can silently foster mold growth, turning into a crisis when tenants begin calling. In Michigan, landlords and property managers are legally obligated to maintain a habitable living environment, and mold complaints can trigger serious headaches:
Under the Implied Warranty of Habitability, landlords must address conditions like toxic mold promptly—even though Michigan legally has no explicit mold laws, failing to remediate mold can still result in violations under broader housing or health codes
If a tenant becomes ill or records unsanitary conditions, managers can face formal complaints to local code enforcement, as seen in several Michigan municipalities
Early Testing: Your Smart First Move
An early mold inspection helps you prove due diligence, identify mold before it spreads, and reduce complaints—even if you’re not legally required to disclose mold to incoming renters.
With ETC’s consulting and ETL’s expert mold testing, you can:
Detect moisture problems or mold before complaints arise
Provide swift responses to tenant issues with scientific evidence
Demonstrate you’ve met legal habitability expectations—even if no specific mold statute exists
This proactive approach not only protects tenant health—it shields you from potential litigation or code enforcement actions.
MI Mold Resources
For more on tenant rights and mold guidance in Michigan:
Michigan Department of Health & Human Services – “All About Mold”: Offers general guidance on spotting and addressing mold—even though no state-level mold law exists.
MSU College of Law Housing Law Clinic / Tenant–Landlord Guide: Explains that while mold isn’t heavily regulated, landlords are still responsible for maintaining habitable conditions.
Bottom line: Mold still matters. Testing early, tracking moisture issues, and offering remediation options not only helps with tenant satisfaction but also shows you’re responsibly managing your building’s condition.
4.Radon: Easy, Affordable Testing That Prevents Big Compliance Problems
Radon is invisible and odorless, but it’s the second leading cause of lung cancer in the U.S., even for people who never smoked. In Michigan, 1 in 4 homes is expected to have radon levels above the EPA’s action threshold of 4 pCi/L, and elevated levels have been detected in every county.
Radon testing is simple, fast, and affordable—especially when done proactively. Most professional-grade radon tests can be completed in just 48 hours under standard closed-building conditions. According to the Michigan Department of Environment, Great Lakes, and Energy (EGLE), radon is present at elevated levels in about one in four Michigan homes, making regular testing a smart, cost-effective part of any property management plan.
At ETC, we make it even easier. Whether you need single-unit testing, HUD-compliant sampling, or portfolio-wide assessments, our team delivers accurate results quickly so you can stay compliant and protect your tenants without disrupting operations.
Find out more about our Radon Services here !
Learn about HUD and government Radon Regulations here!
5. Legionella: A Hidden Plumbing Risk That Can Harm Tenants and Shut Down Your Property
You don’t have to be a hospital or nursing home to be at risk for Legionella. This waterborne bacteria can develop in any building with complex plumbing especially those with low-use fixtures, hot water storage tanks, cooling towers, or infrequently occupied units.
If Legionella is detected or—worse—if someone falls ill, you may face:
Forced building shutdowns by public health departments
Expensive emergency disinfection and remediation
Tenant distrust and PR damage that affects your long-term bottom line
And while the headlines may focus on outbreaks in hospitals or long-term care, multi-family apartments, hotels, office buildings, and schools are all considered at-risk facilities under CDC guidance.
What ETC + ETL Can Do to Protect You
ETC provides Legionella risk assessments, system reviews, and compliance support based on ASHRAE Standard 188 and CDC best practices.
Our crew targets key sampling points like:
Domestic cold and hot water systems
Showers and faucets
Cooling towers and decorative water features
Ice machines and infrequently used taps
Learn more about ETC’s water testing services!
Be Proactive, Not Reactive
Waiting for an outbreak means playing catch-up. But a proactive water management program, paired with periodic Legionella testing, helps you:
Demonstrate due diligence to tenants, insurers, and regulators
Catch risk areas before they require costly intervention
Build a safe, well-maintained reputation for your property or portfolio
Want to Learn More?
Why Property Managers Prefer Full-Scope Testing with ETC + ETL
Many property managers waste time and money juggling multiple vendors for each type of testing risking miscommunication, delays, and inconsistent results.
We Keep It Simple:
At ETC + ETL, you get one trusted partner handling every hazard:
One contact
One schedule
One complete solution
Need help understanding a report? Want to know what triggers violations in your area? Property managers hire ETC as their go-to environmental gurus because we make compliance simple—answers are just a phone call away.
Why Multi-Hazard Testing Saves You Time and Money
One site visit = multiple services: bundle asbestos, mold, lead, radon, and Legionella sampling in one coordinated appointment. Less downtime, fewer disruptions: testing everything at once avoids repeated access appointments and prevents multi-week delays. Complete reporting in one package: easy-to-understand reports with practical next steps, not just raw data. Full consulting support: when questions come up, ETC is on hand to help you strategize, budget, and comply—no guessing, no panic.
Common Property Manager Compliance Headaches (And How We Help You Avoid Them)
 Common Pitfall |  ETC + ETL Solution |
|---|---|
| Failing lead inspections, delaying tenant payment/rent collection/Cert of Compliance | Lead clearance testing & risk assessments |
| Discovering asbestos mid-renovation, halting projects | Pre-project asbestos testing & fast reporting |
| Unaddressed mold complaints escalating to lawsuits | Moisture assessments + mold lab services |
| Radon violations stalling HUD renewals or sales | Full radon sampling & consulting |
| Legionella outbreaks risking tenant health | Proactive water testing & mitigation planning |