Mold at the Ritz

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At Ritz Complex, Mold Came to Call On Condo Owners

By Annie Groer

Washington Post Staff Writer

Monday, May 5, 2003; Front Page

The location was perfect, walking distance to town, downtown,

the Kennedy Center. The amenities were sterling. And for venture

capitalist Carol and her attorney husband, Stanton, price was

not an issue.

In January of 2001 they moved into a spacious $1 million retreat at

the Residences at the Ritz-Carlton in West End. In came an artist to

paint a mural in the foyer. Up went the Singer Sargent watercolor

of Venice in the living room. Onto the floor went the $45,000 Persian

rug.

Adding to the building's cachet, residents would come to include

diplomats, politicians and such Washington luminaries as Kennedy

Center director M. Kaiser, soccer star Mia Hamm and basketball

legend Jordan.

But for the s and many of their wealthy neighbors, gracious

living at the Ritz brought an unwelcome houseguest: mold. Because of

plumbing and construction problems, flooding and leaks sent water into

lobby areas, hallways and the bowels of the building, creating the

perfect environment for the black fungus that grew behind walls and

under floors.

When the scope of the problem became evident, numerous owners were

relocated to other apartments while their places were torn apart. Some

fled entirely, complaining of mold-induced illnesses. To date, four

multimillion-dollar lawsuits have been filed by owners and renters

against the firms that developed and manage the property. And that

does not count a pair of confidential, six-figure settlements.

Lobbyist Tom Korologos said he is a potential litigant. Is he pleased

with the $1.9 million condo he shares with his wife, former labor

secretary Ann McLaughlin Korologos? " Except for the mold and

construction problems, yes, " he said. " Other than that, Mrs. Lincoln,

how was the play? "

Luxurious Locale

When they went on the market in 1999, the apartments were barely

shells, but the sales literature described how splendid the buildings

would be. At $500 to $800 per square foot, they set a Washington

record.

" Here is an address that is more than mere numbers, " boasted one

brochure. " It tells the world not where you live, but how you live. "

Developers promoted high-end amenities -- granite counters, Viking

ranges, mahogany floors -- and a staff to walk the dog, water the

plants, stock the Sub-Zero refrigerator and gas up the Porsche.

The two attached apartment houses are part of a $300 million complex

that includes the 300-room Ritz-Carlton Hotel and the Sports Club/L.A.

Collectively they occupy an entire block bounded by 22nd and 23rd and

L and M streets NW.

From the outset, the complex had prestige. President Bush's family

stayed at the hotel during his inauguration festivities. Famous

athletes and celebrities worked out at the health club.

But also from the outset, the buildings were plagued by plumbing and

construction problems resulting in numerous leaks, flooding and water

" intrusion. " They came from faulty plumbing and improperly installed

flashing and venting, said Hall, corporate communications

director for Millennium Partners LLC in New York, which manages the

condos.

" It's not unusual for a new building to experience a number of leaks

before all the plumbing gets a stabilization plan, " Hall said. It

wasn't until early in 2002 that management realized the scope of the

mold infestation, he said. " There is always mold somewhere. There is

no bench mark to say this is normal mold and this is big mold. "

In this case, it was big mold.

There are 161 Ritz condos. Hall would not say how many of the 127

units already " remediated " for water damage had mold. Last November,

when 60 had been cleaned up and repaired, " a substantial number, a lot

of them, " were found to have the fungus, he said. Most of them? " Yeah.

Almost none have had visible mold. You wouldn't walk in and say, 'Oh

wow, mold.' "

That is because it was growing under floors, behind walls and

baseboards, and inside ventilation shafts.Condo board member Jerilyn

Epstein noticed a bowed-out baseboard. A " foul and moldy odor engulfed

the unit " belonging to Lucy Labson, according to her lawsuit.

Korologos, who had a bulging wall and musty closet, ultimately hired

an expert to find his fungi.

Some owners accuse Millennium of stonewalling their complaints,

ignoring requests for information and failing to disclose problems.

Hall said management discussed mold with individual owners early last

year and in subsequent months gave them three separate plans to rid

the building of mold and water damage. A $10 million performance bond

was posted with the District to guarantee the repairs, said Epstein.

" We are going to spend whatever it takes, " said Hall, estimating that

$6 million had been paid out by mid-December. The final figure could

hit $20 million, according to a court filing by TIG Insurance Co., one

of five carriers that wrote liability policies for Millennium.

" We are going into every single apartment. We leave nothing to

chance, " Hall said. " We have hired the best moving company, the best

art-moving company. If you have custom wall finishes, we hire your

contractors, your decorators, to make sure it is returned as you left

it. It is a huge undertaking. "

Corinne Bronfman, a financial economist and condo board member, said

the company has been as good as its word. " In all honesty, I am pretty

impressed, " she said. " Within 18 hours of moving in I had a leak. They

literally are opening every wall. "

Mold's Many Matters

Scientists are still studying how dangerous mold is, and to whom.

There are thousands of strains, and some can cause allergic reactions,

sinus infections and asthma symptoms. Inhaled mold mycotoxins have

been known to trigger lung infections, particularly among those with

suppressed immune systems. However, the Centers for Disease Control

and Prevention says that no " causal link " has been proven with certain

rare conditions such as pulmonary hemorrhage or memory loss. Mold can

develop within a day or two of water damage, and it finds ready food

sources in carpeting, the paper covering drywall and most everything

else. Left undisturbed behind walls, it may not cause problems. Once

dispersed into the air or ventilation system, it can become a toxic

irritant.

And mold is an equal opportunity pest. Schools, office buildings,

low-cost housing and mega-mansions have all been infested.

Anti-pollution activist Brockovich claimed $600,000 in mold

damage to her California home. At one Park Avenue building in New

York, where condos start at $8 million, an owner has filed a $400

million suit alleging mold made his wife and child grievously ill and

ruined priceless antiques.

In 2002, mold was estimated to be " a $2.5 billion problem nationally, "

with 70 percent in Texas owing to its weather and water hazards, said

P.J. Crowley, the spokesman for the Insurance Information Institute in

New York. " The issue didn't really exist before 2000. There is nothing

new in the way we are building houses, the weather patterns. It's all

about anxiety driven by lawsuits or the threat of litigation. " Some

experts say the problem is greatly overstated and that the current

mold rush is merely a bonanza for lawyers and plaintiffs.

But others take it quite seriously. Carol , for example, said

she felt as if she were coming down with the flu every time she stayed

at her condo on trips up from the family home in Palm Beach, Fla.

After a week-long visit last July, , 56, and now separated

from her husband, complained of severe headaches, breathing

difficulties, short-term memory loss, blurred vision, vomiting and

diarrhea. Her doctor diagnosed her acute allergic reaction to

Stachybotrys mold, which had permeated the walls of the apartment

after a washing machine flood and other leaks, according to her

lawsuit. He told her to move out, leaving everything behind, including

her toothbrush. She said she can no longer work.

In November, she sued for more than $10 million in U.S. District Court

here, alleging that " piecemeal repairs " to recurring plumbing problems

and water damage left her elegant apartment " in worse shape,

contaminated her personal property and severely impacted her health. "

The first suit, for $10 million, was filed in July in D.C. Superior

Court by ine -Brown, a Berkeley, Calif., real estate

investor and her daughter, who own a $515,000 condo at the Ritz.

Remediation began five months later -- on a schedule set by Millennium

-- and -Brown came east several times to monitor progress.

She followed a routine: unlock the condo, slip a white protective

jumpsuit over her clothes and a respirator over her face, survey the

scene. One February afternoon, the bathtub was adrift in the living

room and large clear plastic bags containing damp drywall and pieces

of baseboard -- some bearing tell-tale dark splotches -- lay on the

laundry closet and bathroom floors.

" I can't sell it, I can't convey it, I can't transfer it, I can't rent

it, I can't live in it. I am carrying $5,000 a month on that

albatross, " she lamented. At one point, when she still had tenants,

-Brown alleged in her lawsuit, " excrement was seeping out

around the toilet base. "

Once she realized there was a problem, she said, Millennium management

refused to give her reports on mold elsewhere in the building. Because

of this, she said in court papers, those " who might otherwise have

chosen to abandon the premises if they had known of the health threat,

instead remained and became ill. "

She was referring to her tenants: Alyson Gannon, 31, and Gannon's son,

, 7.

The Gannons have sued Millennium and the two environmental companies

involved in mold testing and cleanup for $15 million. After seven

months in the apartment, mother and son moved out. " Our exposure to

mold toxins has left us with headaches, dizziness, numbness, fatigue,

tremors and difficulty breathing, " Gannon wrote in an e-mail. " It is

absolutely devastating to watch your child struggle, twitching and

tremoring. "

Millennium lawyers, in court papers, blamed the family's health

problems on " defendants other than Millennium over whom Millennium had

no control, and by forces of nature . . . " Hall would not elaborate.

To the dismay of onetime neighbors, Alyson Gannon has come to the

building wearing a face mask, and donned a yellow plastic biohazard

" moon suit, " when entering -Brown's unit to check on repairs.

Containing the Damage

Even as Millennium executives grapple with the problems in West End,

including 65 unsold units and legal wrangling with their own

contractors and insurance companies over who should pay for repairs,

they are marketing an even more grandiose hotel-apartment complex at

the site of the old town Incinerator under the Whitehurst

Freeway.

Hall said a different plumbing company was used on this project and

" every plumbing joint " was checked and rechecked.

Last July, after the first lawsuit was filed, Millennium hired public

relations executive and former White House press secretary Jody

, who owns a $1.5 million Ritz condo, to help with damage

control. praised Millennium's attempts to deal with leaks and

mold " once they realized they had a big problem, not a bunch of small

problems. " He called those who sued last year " malcontents. "

Millennium may face future hurdles, however. Other owners have hired

environmental experts and lawyers; if they cannot settle, they too may

sue.

Some owners are deeply worried about property value. In February, Lucy

Labson filed a $10 million lawsuit in U.S. District Court alleging

that Millennium failed to disclose the building's structural defects

before she bought her $1.46 million unit in August 2001. She said she

was " deceived " into paying top dollar for a unit Millennium marketed

" as the height of quality, construction and luxury. "

Millennium has denied allegations of fraud and deception. And Hall has

made one thing clear: 2200 M Street LLC, the developer, will not buy

back any apartments.

Other owners are not so concerned. Late last August, before

remediation began in her $1.7 million unit -- and saying she did not

fear possible effects of mold on the health of guests or family -- ABC

Sunday night anchor Carole Simpson, 62, hosted a luncheon for a dear

friend battling cancer. The elegant meal was prepared, delivered and

cleaned up by the Ritz-Carlton's catering service. A hotel official

even sang to the ailing honoree.

It is this level of cosseting that owners believe will trump the

current unpleasantness. Simpson hopes her condo will need no further

work. But she was effusive about how every single object -- from

paintings to pancake mix

-- was photographed in place, packed up and installed in the same spot

in a vacant unit. The six-week exile she and her husband endured was

sweetened by several nights in a Ritz hotel suite, a $150 daily

stipend for meals and some free upgrades in their unit.

" It's great, better than it was before. We started feeling again like

we were at the Ritz, " Simpson said. " Everything is hunky-dory. "

C 2003 The Washington Post Company

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