Mold inspection and assessment

Mold in a dry climate in mold inspection

It surprises people that houses in Arizona get mold. Outdoors the air is dry. Indoors, a leak changes things. Wet drywall, damp insulation, soaked carpet pad and humid wall cavities create small pockets of moisture that stay wet in a closed, air-conditioned house, and mold needs only moisture, a food source such as paper-faced drywall or wood, and time. Some growth can start within one to two days of a leak, and it can become visible in a week or two.

The mold in these cases is usually not where you can see it. It grows behind baseboards, inside walls, under cabinets, beneath flooring and above ceilings.

What an inspection involves

Interview. We ask about the water event: what happened, when, how long materials were wet, whether you have had previous leaks, whether anyone is experiencing symptoms and when the odor started.

Visual inspection. We look at walls, ceilings, floors, cabinets, windows, around plumbing fixtures, in closets and at the areas near the source. We look for visible growth, discoloration, stains, peeling paint, bubbling, warping and a musty smell.

Moisture readings and thermal imaging. Mold needs moisture, so we measure it. Elevated readings tell us where mold could be growing even if it is hidden, and they tell us whether a source is still active. See moisture mapping.

Cavity inspection. Where it is justified, we use a small inspection hole or a borescope camera to look inside a wall cavity without opening the whole wall.

Sampling, when appropriate. Air samples and surface samples can be sent to a laboratory. They are used to identify mold types and compare indoor air to outdoor air. We discuss when sampling makes sense and when it does not.

Written findings. You receive a description of what we found, photographs, readings and a recommendation.

What testing can and cannot tell you in mold inspection

Mold testing is useful and often misunderstood.

• Mold spores are present in almost all air, indoors and outdoors. A lab result showing spores does not by itself mean there is a problem. What matters is whether the indoor type and level differ from outdoors and whether there is visible or hidden growth.
• Air samples are a snapshot. Results vary by time of day, activity and HVAC operation.
• A test cannot tell you the health effects on a specific person. People react differently.
• Testing is not required to confirm visible mold. If you can see growth on a material that is wet, you generally have enough information to proceed.

Because of this, the visual inspection and moisture readings are usually the most important part, and sampling is a supporting tool. We will tell you if we think sampling would not change the plan.

Common places mold hides after a leak in mold inspection

• Behind baseboards and at the bottom of drywall.
• On the back of drywall and inside wall cavities.
• Under carpet and pad, and under vinyl or laminate.
• Inside kitchen and bathroom cabinets, especially the back and bottom panels.
• On attic insulation and the underside of roof sheathing after a roof or AC leak.
• Around shower enclosures and bathroom walls.
• In HVAC closets, air handler drain pans and ductwork.

Reading the signs in mold inspection

You might have mold if:

• There is a musty or earthy odor that persists.
• You see dark spots, fuzzy growth or discoloration on walls, ceilings or cabinets.
• Paint is peeling or wallpaper is bubbling.
• A past water leak was not dried quickly.
• You notice more allergy or respiratory symptoms at home that improve away from home. This is not a diagnosis, and a doctor is the right person to talk to about symptoms.

What happens after the inspection

There are three common outcomes.

• No mold, but moisture remains. The structure needs drying, and we monitor to confirm it is dry.
• Limited, localized growth. A small area of affected material can be removed and cleaned.
• Extensive or hidden growth. The job needs containment, filtration and removal. See mold remediation and containment.

If we find mold, we explain what it means and what we recommend. If we find none, we say so.

What affects the cost of mold inspection

The price depends on the size of the property and the number of areas to be inspected, the access required, whether we take samples and how many, and laboratory fees. A visual inspection with moisture readings is more affordable than an inspection with air sampling. We discuss the scope before we start. See pricing.

Questions about mold inspection

Do you inspect and remove? Is that a conflict?

It is a fair question. We explain our findings with photographs and readings, so you can see what we saw. If you prefer an independent assessment, you can have another party inspect and use our records.

Can I do it myself with a kit?

Home test kits give limited information. They are not a substitute for finding the moisture and growth.

Should I leave the house?

It depends on the extent. We tell you what we recommend after inspecting.