A mold inspection is not a lab test. It is someone walking the property, taking moisture readings and looking in the places water tends to hide, to answer three questions: is there a problem, where is the water coming from, and what should happen next.
This post covers what a mold inspection includes, when mold testing actually helps, and how an inspection played out at a rental home in Goleta where the tenant reported a moisture concern.
What a mold inspection includes
- Moisture readings. A meter on walls, floors, baseboards and around tubs, toilets and sinks shows where materials are wet, even when they look dry.
- The usual problem spots. Under sinks, around the tub and toilet, closets, windows, ceilings below bathrooms and anywhere there was a past leak.
- The outside of the house. Grading, drainage, vents and anything that lets water sit against the walls or under the house.
- Photos of everything. So the owner, the tenant and the insurance company can see what was found.
- A plan. Whether it needs drying, mold remediation, repairs or nothing at all.
Mold inspection vs. mold testing
People often ask for a mold test first. In many cases it is not the first thing that is needed. The EPA’s page on mold testing says that in most cases, if visible mold growth is present, sampling is unnecessary. It also notes that no EPA or other federal limits have been set for mold or mold spores, so sampling cannot be used to check a building against a federal standard.
A mold test without finding the water is a bit like taking a picture of a leak and calling it fixed. What matters most is finding the moisture. Mold needs water to grow, and if the source is not found and fixed, it comes back no matter what a test says.
How an inspection played out at a rental in Goleta
The work order for this job came in as a moisture concern in the bathroom, bedroom and other areas of a rental home. The tenant had reported it, and the request was to confirm whether there was an issue, find the possible source, and say whether mold testing was needed or restoration should start.
January 22: the inspection
The first visit started outside. The photos show the foundation vents along the base of the walls, several of them at ground level with grass and soil right up against them.
Inside, readings were taken on the bathroom floor where the flooring had lifted at the edge of the tub, under the bathroom sink, on the floors at the doorways and around a window, along with photos of the closets and ceilings.
July to September: the work
When the work started in July, containment went up in the rooms and equipment was set up. After the flooring came up on August 31, the subfloor along the walls was dark and stained in several rooms. Through September, the bottom of the walls was opened in the affected rooms and the kitchen cabinets came out.
October: putting it back
In October, new subfloor and flooring went in, and the kitchen cabinets and counters were going back in by October 14. On October 23, readings were taken again on the new bathroom floor.
Signs it is time for a mold inspection
- A musty smell that does not go away
- Flooring that is lifting, soft or stained, especially around a tub or toilet
- Stains or bubbling paint on walls or ceilings
- Condensation that keeps showing up on windows
- A past leak or flood that was never checked behind the walls or under the floor
- Visible spots that come back after cleaning
Our posts on mold behind drywall and mold on a subfloor cover what happens when the problem is inside the wall or under the floor.
If you rent or manage rentals
Tenants should report moisture, smells and stains in writing and take dated photos. Our post on mold in an apartment covers who is usually responsible. Owners and property managers should get an inspection when a moisture concern comes in, before small problems turn into flooring, subfloor and cabinets coming out. Having readings and photos from the first visit also makes it clear what was found and when.
FAQ
Do I need a mold test or a mold inspection?
Usually an inspection first. If mold is visible, the EPA says sampling is usually unnecessary. The bigger question is where the moisture is coming from, and that takes readings and a look around the property.
Can a mold inspection find mold inside walls?
It can find where the walls are wet, which is where hidden mold usually is. Moisture readings and stains point to the spots that need to be opened. Sometimes the only way to know for sure is to open the wall.
How much does mold remediation cost after an inspection?
It depends on how much material has to come out and how far the water went. Our post on mold remediation costs breaks down what drives the price.
Need a moisture or mold inspection?
Total Restoration handles mold remediation in Santa Barbara County and across Ventura County and Santa Clarita. We find where the moisture is coming from, document what we find and tell you what actually needs to happen next. Contact us to get it checked.