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Mold Info

What to know about
mold in your property

A plain, practical explanation of how mold grows, what an inspection covers and how testing works.
The Basics

What mold needs to grow

Mold is an essential and natural part of our environment. It is essential for life to exist as we know it. Mold breaks down dead organic matter (fallen leaves, wood, dead animals) into simpler compounds, recycling nutrients like carbon and nitrogen back into the soil. Without fungi like mold, ecosystems would be buried in undecomposed debris.

Indoor growth starts with:

  • Moisture - a leak, a spill, standing water, sustained high humidity or repeated condensation.
  • Time - organic materials that stay wet for longer than 48-72 hours.
  • Organic materials - drywall paper, wood, flooring, cabinetry, furniture, carpet and even dust.
The goal of the inspection is to find the areas of concern and to give instructions (recommendations) on how to remediate the area safely.
Conditions

Common signs worth investigating

These are building conditions, not conclusions. Any one of them is a reason to take a proper look – none of them confirms mold on its own.
  • A musty or earthy odor.
  • Visible growth on walls, ceilings, cabinetry, wood, flooring, carpet, windows and doors, baseboards and room contents (furniture).
  • An active or past leak, roof failure, plumbing failure, appliance overflow or flood - including one that was dried out afterwards.
  • Staining or discoloration, bubbling or peeling paint, or warped and swollen material.
  • Condensation.
  • Moisture or humidity that keeps returning in the same spot after cleaning, sealing or repainting.
None of these are a cause for alarm by themselves. They’re simply conditions that tend to indicate the potential for mold growth to occur and is worth investigating further.

If you’re buying or selling, a past water event disclosed in a transaction is a common and perfectly ordinary reason to have a property looked at.

The Process

What a mold inspection involves

Visual assessment

I physically scan all the surfaces of the house – the walls, ceilings, flooring, fixtures and contents – looking not necessarily for mold, but for water damage. Water staining, discolorations, blistering, bubbling, any indications of water where there shouldn’t be water. Any areas I do find will be documented and pictures taken, all provided in my written report along with recommendations on how to investigate or remediate each area.

Moisture readings

Moisture readings are taken with a moisture meter and thermal imaging camera to check building materials for elevated levels of moisture.

Testing (air and surface sampling)

I do not recommend testing on all my inspections. Often, it is not necessary. The times I do testing are:
  • If my client wants them for whatever reason.
  • If a mold remediation needs to be done, where a containment needs to be built.
  • If it will help my client with their real estate transaction.
  • To prove that mold is present to the landlord or seller.
  • If my client has health issues or sensitivities to mold.
  • If I find mold growth in close proximity to a ventilation system, like an HVAC unit.

A written report

Written reports will be sent out through email within 2 business days (with no lab testing done) or 3 business days (with lab testing).
Testing

Air sampling vs. surface sampling

Air sampling

An air sample draws a measured volume of air through a collection cassette, and the laboratory reports the spore types and concentrations found in it. It describes the air in one location, at one moment. It’s most useful when growth is suspected but not visible, when you want to compare one room against another, or when a documented baseline is needed before or after work is carried out.

Surface sampling

Surface sampling (tape lift or swab) is used to figure out whether a stain or growth is actually mold and, if it is mold, what type it is. It doesn’t tell you about air quality.

Why an outdoor control sample matters

Indoor air always contains some spores that came in from outside, through doors, windows, ventilation and on clothing. An indoor result read on its own has nothing to be measured against. That’s why an outdoor control sample is collected at the same property on the same day: it establishes what the background looks like at that address, in that weather, at that time. Indoor results are then interpreted relative to it, rather than against a number pulled from somewhere else.

Laboratory analysis

Samples are sent to EMLab P&K, an independent environmental laboratory. Keeping the analysis with an outside lab means the interpretation of your results doesn’t rest on the same hands that collected them. Results take up to 3 business days, with next-business-day turnaround available for an extra fee.
Air and surface sampling gives data in support of the inspection – it doesn’t replace it.
After Remediation

What clearance testing is

A clearance inspection is the verification step that’s completed after a mold remediation has taken place, before restoration is done, to confirm that the presence of mold has been removed from the work area.
It’s carried out once the remediation work is completed, while the containment is still up, so that the work area can be properly inspected and tested. It combines a visual inspection along with air and surface lab sampling to confirm that the presence of mold has been remediated properly. Once clearance has been issued, the green light will be given to begin restoration.

If the visual inspection and/or lab sampling fails, the remediation company will need to return to address the issue until both visual and lab sampling pass. I will consult with the remediation company during that process.

Why an independent third party should do it

A remediation company verifying its own work is being asked to grade its own homework. Whatever the intent, the incentive runs one direction.
I provide inspection and testing only – I never perform remediation – so I have no stake in the outcome of anyone’s remediation project. That independence is exactly what makes the verification worth having, and it’s why remediation companies themselves also hire me for quality control inspections and on-site consultations on their own projects.

See clearance testing pricing →

Questions

Frequently asked questions

The questions clients ask me most often, answered plainly.

Not always. If growth is clearly visible and the cause is obvious, testing often adds little. Testing becomes useful when a remediation containment is being built, when a real estate transaction needs documentation, when you need to prove the presence of mold to a landlord or seller, when health sensitivities are involved, or when growth is near a ventilation system.

It depends on the size of the property and how many areas of concern there are. A limited inspection covering up to three areas is quicker than a full property assessment. Call me with your address and situation and I can give you a realistic estimate.

A detailed written report sent by email, with photographs of every area of concern documented during the inspection, moisture readings, and recommendations on how to investigate or remediate each area. Reports go out within 2 business days with no lab testing, or 3 business days when lab testing is involved.

No. I provide inspection and testing only and never perform remediation. That independence is what keeps my findings unbiased. I have trusted remediation companies I can refer you to, or you are free to use whichever company you prefer.

Full inspections are priced by property size. Limited inspections and site visits are quoted per visit. Clearance inspection with one containment is $600, and a visual-only clearance inspection is $225. Air sampling is $100 per sample plus a mandatory outdoor control sample. See the My Services page for the full breakdown.

I serve Los Angeles County, Orange County and South Orange County. If you are just outside those areas, call me and I will let you know.

All samples are sent to EMLab P&K, an independent environmental laboratory. Keeping the analysis with an outside lab means the interpretation of your results does not rest on the same hands that collected them.

Yes. That is exactly what a clearance inspection is for, and it should be carried out while the containment is still up and before restoration begins. Remediation companies themselves also hire me for quality control inspections and on-site consultations on their own projects.

This information is general and educational and is not medical advice. For health concerns, consult a licensed medical professional.
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