Our inspection is designed to identify conditions conducive to mold growth as well as any visible signs of fungal growth, spotting, water damage etc. We check the exterior as well as the interior. We are looking for conditions conducive to mold growth as well as active signs of water damage, leaks, odors etc. (Some conditions include: Cracks in exterior stucco, sprinklers directed at the structure causing continual moisture, improper rain gutters, bad grading, landscaping against the house - interior - leaks, cracked grout, missing caulking, loose shower rings, compromised wallboards etc.)
When we enter the property, we start by turning either right or left and we will begin checking the moisture levels of all the walls. We check them about every two feet and we are looking for any hidden leaks that you may not be aware of. We check all walls, under all sinks, behind toilets, around water heaters, basically all water sources. We are looking for any elevated moisture levels which may contribute to a mold problem. (How do we moisture test? We use an invasive moisture meter which measures the moisture content of the walls. It is a meter that has two small pins and we place this at the base of the wall to test the moisture. The moisture level should be at 15% or below... The higher the moisture content, the higher the chance for mold growth.) If we find any areas that have elevated moisture levels, or visible fungal growth, water staining or other "Red Flags", we will show them to you and at that point, we may recommend samples.
If we recommend samples, there are different types that we can do. The best way to determine if you have any kind of mold problem is by air sampling. By air sampling, we can tell you what type of mold is present and what the quantity is, but if we take any air samples at all, we will need to take a minimum of two - we need to take one in the affected area or area of concern and then we need to take one outside in the ambient air to determine what is naturally occurring outside. We have to do this because Mold is everywhere... it is in the air you are breathing right now and it is usually very safe. Whatever is naturally occurring outside is safe to be occurring inside as long as it is the same type of mold and it is in the same quantity or less inside. If it is a different type of mold, or the same type, but much higher inside, or a toxic type of mold we should be able to determine that. If you have visible growth inside, we can also take surface samples, but surface sampling really only determines the types of spores, we would not be able to tell you if it has gone airborne or not.
Once we take the samples, they are submitted to the Lab the following business day and the Lab takes 3-4 business days from receipt to give us a result. We can give you a verbal result the same day as the lab gives it to us and a written report the following day.
Our base inspection fee is $250.00 within the Los Angeles area. Outside this area, travel fees may apply. That covers travel time and the first hour of inspection, which usually covers approximately 1,500 sq. ft. depending on the condition and the contents etc. If it goes over the first hour, we then charge time and it is $100.00 an hour billable in 15 minute increments. The samples are Laboratory fees and they are in addition to our fee. Samples are $125.00 each.
You want to make sure to keep the doors and windows closed as much as possible 12-24 hours prior to inspection so that the inspector will be able to tell if there are any odors and also, if any samples are taken, we want to get an accurate sample.
If you need a result sooner, we can give a 24 hr turnaround, but the Lab charges an additional $35.00 per sample as a rush fee ($100.00 per sample for Saturday Results)
If there is a crawlspace involved, there will be an additional $100.00 fee.
Mold grows as a result of water damage. It does not need to be a catastrophic incident either. It can be as a result of a toilet or sink overflowing, carpets getting shampooed and remaining wet for a few days etc. Because mold is naturally occurring in the air, when there is elevated moisture, the mold that is naturally occurring in the air will gravitate towards the damp surfaces and it only takes 24 hours for mold to start to grow. It can continue to grow until the moisture level drops below 15%. Once the moisture level drops, the mold will stop growing, but it does not go away, it will go dormant and as it dries out, it will then become airborne and that is when most people will begin to feel the effects. (Allergenic etc.)
There are no standard permissible levels for mold. That is why we must take an outside baseline sample as a negative control sample. Mold is always present and unless it is an actual Toxic mold which is unacceptable in any level, we must compare the rest.
Just because there has been water damage, or you see minor visible signs of mold, does not mean there is a guaranteed mold problem.
The inspector will be able to tell you about active conditions in the house as well as conditions conducive to mold growth, however, he can never tell you if there is actual mold without Laboratory results, only what appears to be mold. (Sometimes something can appear to be mold and end up being just dirt, dust etc.)