What is a mold inspection?

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Mold is a type of fungus that grows in multicellular filaments called hyphae. It reproduces by producing tiny spores that are invisible to the naked eye. Mold thrives in damp, humid environments and can be found both indoors and outdoors. While some molds can be beneficial (like those used in making cheese or penicillin), others can be harmful to human health and can cause damage to a home's structure and materials.

A fungus is a member of the kingdom Fungi, a group of eukaryotic organisms that includes microorganisms such as yeasts and molds, as well as the more familiar mushrooms. They are distinct from plants and animals and are decomposers, playing a vital role in breaking down organic matter in the environment. Unlike plants, they don't photosynthesize and instead get their nutrients by absorbing organic compounds from their surroundings.

It is impossible to completely avoid mold and fungus because their spores are a natural and unavoidable part of the global ecosystem. Fungal spores are constantly floating in the air, both indoors and outdoors. They are brought into homes through open doors and windows, on clothing and pets, and through HVAC systems. While you can control moisture levels inside a home to prevent mold from growing, you cannot eliminate the presence of spores entirely.

During a home inspection, an inspector can use specialized equipment to test for the presence of mold. The inspector uses a vacuum pump with an air cassette to draw air from a specific area, trapping any airborne spores on the cassette's medium. They may also use swabs to take surface samples from areas where visible mold growth is suspected. These samples are then sealed and sent to a professional laboratory for analysis, which identifies the types and concentrations of mold spores present.

A professional mold test during a home inspection offers several key benefits. It can detect hidden mold problems that may not be visible, such as behind walls or under flooring. The lab analysis provides a detailed report on the specific types of mold and their concentrations, helping to determine the severity of any issue. This information is crucial for the buyer as it can be used to negotiate with the seller for remediation or a price reduction, protecting them from costly future repairs and providing peace of mind about the home's air quality and safety.

What is airborne testing?

The use of a vacuum pump and air cassettes is a common method for collecting air samples to test for mold. During the process, the air cassette is attached to a vacuum pump, and a specific volume of air from the indoor environment is pulled through the cassette's pre-calibrated filter. Any airborne mold spores or particles are captured on a specialized sticky surface inside the cassette. The sealed cassette is then sent to a professional laboratory for analysis. Lab technicians use a microscope to identify and count the types of mold spores present, comparing them to an outdoor control sample to determine if the indoor levels are elevated.

Airborne mold testing is particularly useful for clients with health issues, such as those with asthma, allergies, or compromised immune systems. For these individuals, the presence of mold spores, even in small, unseen quantities, can trigger a variety of symptoms. This type of testing can provide tangible evidence of an unseen issue that a visual inspection alone might miss, helping clients understand if their home environment is contributing to their health problems. It's also beneficial for clients who have a "musty" odor but no visible mold, as it can confirm whether a hidden source of mold is indeed present.

Despite its usefulness, airborne mold testing has limitations that are important to understand. The results are a snapshot of the air quality at a specific moment in time and can be influenced by a variety of factors, including air currents, humidity, and temperature. For the most accurate and reliable results, it is crucial to keep the home sealed for a period of time before and during the test, with windows and doors closed, and the HVAC system turned off. This controlled environment ensures that the collected air sample is a true representation of the indoor conditions. Additionally, some molds may not be actively shedding spores at the time of the test, meaning a negative airborne test doesn't necessarily rule out a hidden mold colony.

Pricing is based on square footage, as is the amount of samples needed. Each air cassette is good for one thousand square feet. Two samples are enough to sample most dwellings in San Diego. Additional samples can be added for an additional fee. An outdoor sample is always taken and serves as the control, this is non-negotiable. Indoor samples are compared with the outdoor control sample, a good result will be equal to or less than the control.

What is swab testing?

A mold swab, or surface sample, is a tool a home inspector can use to directly test a visible suspected mold colony during an inspection. The process involves rubbing a sterile swab across the suspect area to collect a sample of the substance. This swab is then placed in a sealed tube and sent to a professional laboratory for analysis. The lab will then examine the sample under a microscope to identify the types of mold present, as well as the spore and hyphal fragment count. This method provides direct evidence of mold growth on a specific surface, which can be useful when visual confirmation is not enough to determine if a substance is mold or something else, like soot or dirt.

Knowing the specific type of mold is critical for both abatement and negotiation. While some molds are primarily allergenic, others, like Stachybotrys chartarum (black mold), can produce mycotoxins that are a serious health concern. A lab report that identifies the mold as a more dangerous type can significantly strengthen a buyer's position during negotiations, as it validates the need for professional remediation. This knowledge also allows abatement professionals to tailor their approach, using specific protocols to ensure the mold is safely and thoroughly removed. Without this information, a buyer might unknowingly accept a cosmetic repair for a problem that requires a costly and extensive professional remediation.

The primary limitation of swab testing is that it only provides information about the specific spot sampled and cannot be used to determine the level of airborne spores in the home. A swab test might confirm the presence of mold on a wall, but it doesn't indicate whether the mold has spread to other areas or is a serious airborne issue. Additionally, the results are limited to the particular species of mold found on the surface and do not provide a comprehensive picture of all mold types that might be present in the home. It is best used in conjunction with a visual inspection and, often, with air sampling to provide a more complete assessment of the overall mold situation.

Modern, Mobile Friendly Reporting

Immediate report publication gets you off to the races faster

We commit to immediate reporting. All observations are documented in real time ensuring that your report is complete and ready for review at the end of the inspection.

Web based HTML reports with the option to download to PDF

You and your client have the option to view the report online in full resolution and detail, or to download the report to PDF for an old fashioned kinetic approach to study and ease of sharing.

High resolution images and video reporting

Photos and video ensure all parties involved have a firm grasp on the reality of the situation. Be sure to tell us if your client is out of town so that your inspector can make video observation on important and often confusing items.

Informative observations illustrate and educate

Our formula for reporting is simple: the observation, the implication, and our recommendation. While other companies look for shortcuts in their reporting by employing "such as but not limited to" comments, we use specific comments for each defect observed. This means that you and your client learn about the reality of the defect observed and what your next steps are.