When to book a mold inspection
Book an inspection when you can smell mold but can't find it, when you can see growth or staining and want to know how far it goes and why, or when you need a written record from a licensed assessor for a landlord, buyer, seller or insurer.
- A musty smell that doesn't go away, especially in closets, basements or bathrooms
- Staining, peeling paint or spots on ceilings and walls, often under a bathroom or roof
- After a leak, flood or burst pipe, even if things look dry now
- Before buying, selling or renting a home or apartment
- A dispute with a landlord or tenant, where facts in writing help
- Before closing up walls in a renovation where there was water damage
If someone in the home has symptoms you think may be related to mold, please see a doctor as well. We can tell you what's in the building; a medical professional can tell you what it means for your health.
What we check, and with what
Every inspection uses the same set of tools, listed in the methods section of your report:
| Method | What it's for |
|---|---|
| Visual inspection | Visible mold growth, moisture damage and staining, signs of active or previous leaks |
| Thermal imaging | FLIR C5 camera, to find temperature anomalies that can indicate moisture |
| Moisture meter | Protimeter Surveymaster, field-checked with the manufacturer's 18% check device |
| Temperature and humidity | Extech HD500 psychrometer / IR thermometer |
| Air sampling | Air-O-Cell spore trap samples, analyzed by a third-party laboratory |
Thermal imaging and the moisture meter are what let us find water you can't see. A cold patch on the thermal camera shows where to look; the meter confirms whether the material is actually wet. Indoor relative humidity above 60% is flagged in the report, because mold grows readily above that level.
How the visit works
- We start with you. You show us what you've noticed and tell us the history: leaks, repairs, smells, when it started.
- We go area by area. In each room or area of concern we look for growth and water damage, take moisture readings and thermal images, and photograph what we find.
- We record the climate. Temperature and humidity outdoors and in each room, so we can compare.
- We take samples if they'll help. Air samples are taken indoors and outdoors, so the lab can compare the two. We'll tell you when sampling is worth it and when it isn't.
- You get the written report, with every area, reading and photo in one place.
The inspection is non-invasive: nothing is opened up, cut or damaged, and you don't need to leave your home.
Your report
The report is signed by a New York State licensed mold assessor and written in plain English for owners, tenants and managers. Every report follows the same structure:
- Summary: the outcome in one line (is remediation recommended, and why), a findings table and the recommended next steps with who should do each one.
- About the inspection: background, areas assessed, methods and equipment, and the temperature and humidity readings.
- Findings by area: what was observed, the moisture readings and the likely source, with captioned photos.
- Air sampling, when samples were taken: the samples, the lab's results and what they mean.
- Recommendations for cleanup and repair.
- A mold remediation work plan, when remediation is needed, so a licensed remediator knows exactly what to do.
1 · Summary
Temperature and humidity
- Outdoor control70°F · 55% RH
- Bedroom74°F · 63% RH (above 60%)
- Bathroom73°F · 58% RH
Recommended next steps
- 1Find and fix every source of moisture before remediation starts. (Property owner or management)
- 2Remove moisture-damaged materials; clean, sanitize and dry the areas. (Licensed remediation contractor)
- 3Book a post-remediation clearance inspection once the areas are clean and dry. (Licensed assessor)
If a likely moisture source couldn't be found during the visit, the report says "Not determined during this assessment" rather than guessing.
What an inspection doesn't cover
We'd rather you know this up front:
- It's not a home inspection. We look at mold and moisture, not the building's structure or systems.
- It's non-invasive, so mold hidden inside walls, behind appliances or under flooring may not be visible. Thermal imaging and moisture readings help, but can't see everything.
- It describes conditions on the day of the inspection. A new leak afterwards can lead to new mold.