How do you deal with Mold Testing?

If you are doing a Home Inspection and find something worth testing, do you contact the client and charge for just the samples/tests? Or do you then add a full priced Mold Inspection with testing?

Cody, I put in my reports that I found what appears to be mold. The only way to know for sure if it is mold, is to have it tested by a state qualified lab. I make sure that I put the afore mentioned in my report… Then I ask my clients if they want to pay me to take samples and send them to a lab for analysis. (Sometimes this takes place before the inspection because of their walk through with their agent).

If they do, I take the samples and get the results which I send to the client. If they have any specific questions, I refer them to the lab for an explanation, if I am absolutely positive of the answer.

Our resident specialist, Marc Goldenberg, will be along shortly to add or correct my reply.

Happy inspecting.


Excellent way to handle. Good instruction Larry.
Plus puts a few more $ into the inspection total.

Based on the scenario that this comes up during the course of a home inspection, charge extra per sample collection. Usually $110-150 ea depending on how much I like my client, my mood, etc. I’ve already put it in the home inspection report so there’s no additional mold inspection fee.
If you observe “suspected microbial growth” (oh! stop this CRAP, it’s mold) why are you offering to collect a sample for lab analysis?
Extra cash for you, I guess… … …
I’ve seen inspectors change extra for swabs because some of the shower tile grout was black. WHO CARES? especially mold doesn’t grow on tiles or tile grout. It’s growing on an accumulation of soap scum or dirt because the owner is disgusting & needs to clean his shower.

I tell my client it’s mold ~ who cares if it’s green, blue, pink or black - it’s mold, it’s gotta go!
I see no reason to charge an extra fee to do a sterile surface swab with the purpose of species ID. Again, it’s mold.
Boy oh boy everyone should say, what an honest inspector not trying to take advantage of some visual mold to make some more money.
Saying that, if they require a test just for the “official” documentation saying it’s mold to prove it to the seller, then that’s a different story.

Now… … what if the mold was discovered inside the AC air handler return area.
NOW you have a valid reason to recommend air quality testing to determine if there’s been spore dispersal that could have elevated the air. Or perhaps there’s a nasty musty odor somewhere or everywhere denoting elevated air.

Each scene could be different, just like homes are different.
Here’s some stuff I did last week for instance. Air sampling was performed BUT I also charged for a swab even though it was soooo obvious. I was dealing with an owner who needed everything documented for his insurance claim. That’s one reason (among others) to do swabs or tape lifts.
This was NOT an add-on with a home inspection. I was there to do a mold assessment as a state licensed mold assessor.
They also required a remediation plan (scope of work to be done).
Again it depends on your situation & the needs of the client. :cowboy_hat_face:


Will you come and clean my shower stall! :grinning:

I’ve never seen a swab sample lab test come back with no mold. Work the client at will, I guess . :frowning:

Years ago I made some decent money from mold testing. Today, I couldn’t tell you when the last time was that I collected a sample for analysis. As Marc pointed out above, there is really no need for sampling unless there is a legitimate reason or specific concern. Hard to argue with the EPA’s stance as well:

EPA - Mold Testing or Sampling

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I do the same as Larry. I also have an inspector buddy with the test equipment and license, and there are disaster cleaning and restoration companies that can test as well as offer estimates to remediate the suspected mold problem.

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I guess that’s OK in Ohio but in Florida the law states if you do testing, you cannot do the cleaning & vice versa.
Conflict of interest .

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I would charge for collecting samples for lab testing, plus the lab fees. Depends on the amount of mold you are talking about. If it’s a small amount in a basement, I would recommend adding the service to collect samples, etc. if it’s the entire basement, walls, ceiling tiles, joists, and subfloor, ide refer evaluation and remediation by a qualified/licensed restoration company.

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Okay, Thank you for the replies.

Always remember anything you take from a seller’s home you need permission. Remember the story about the inspection who took a vermiculite sample, came back with asbestos? Seller had him charged with thief because the deal fell through and the seller didn’t give him permission to remove anything from his home. crazy but need to cover yourself.


That story sounds a little like an urban myth. Just sayn’

We get many calls from Home Inspectors who are unsure of a stain that may be a microbial and the homeowner wants a certified Report from a Mold Inspector. So we help out where we can
Interstate Mold Inspection Company

I have been in this for 15 years, owned my business for 11 years. Do whatever, but I will never take anything from a home because lawsuits, charges may follow

If you feel confident go ahead and do it. Good luck

Thanks Jim! :wink: