Mold Guide for Home Inspectors

Scope and Limitations

Typically Within Scope

Visual identification of suspected mold
Noting conditions conducive to mold growth
Documenting moisture intrusion evidence
Recommending further evaluation
Identifying water damage indicators

Typically Outside Scope

Identifying mold species
Testing air or surfaces for mold
Assessing health risks
Recommending specific remediation
Inspecting concealed spaces

Visual Indicators to Document

While you cannot diagnose mold, you can and should document conditions that suggest its presence:

Direct Indicators

Visible discoloration that may be microbial growth
Musty or earthy odors
Visible water staining on ceilings, walls, or floors
Efflorescence on concrete or masonry (indicates moisture)

Conditions Conducive to Mold

Moisture Intrusion

Active leaks, water staining, condensation on windows or pipes, wet insulation.

Ventilation Issues

Inadequate bathroom or kitchen ventilation, blocked soffit vents, missing vapor barriers.

Drainage Problems

Grading toward foundation, clogged gutters, missing downspout extensions.

HVAC Issues

Condensation on ductwork, dirty evaporator coils, blocked condensate drains.

Essential Tools for Mold Assessment

While you may not test for mold directly, these tools help document moisture conditions:

Get free access to the full guide

8 essential tools for inspectors

Reporting Findings

Clear, objective documentation protects both you and your clients:

Do Document

Location, size, and appearance
Photographic evidence
Associated moisture sources
Moisture meter readings
Recommendation for further evaluation

Avoid Stating

Specific mold identification
Health risk assessments
Remediation cost estimates
Whether property is safe to occupy

Liability Considerations

Inspection agreements: Clearly state that mold testing is not included and that you do not identify mold species or assess health risks
Consistent documentation: If you note possible mold in one area, ensure you are documenting similar conditions consistently throughout the property
Referral language: When recommending further evaluation, use neutral language rather than specific company names
E&O insurance: Verify your professional liability coverage addresses mold-related claims
Continuing education: Stay current on mold-related topics to recognize conditions others might miss

When to Recommend Mold Testing

Consider recommending professional mold evaluation when you observe:

Visible growth larger than 10 square feet
Strong musty odors without visible source
Evidence of significant past water damage
HVAC system contamination concerns
Client reports health symptoms they associate with the property
Basement or crawlspace with high humidity and organic materials

Common Questions

Am I required to test for mold during an inspection?

Standard home inspections typically do not include mold testing. Your Standards of Practice likely limit you to visual inspection and reporting conditions conducive to mold growth. Learn about testing methods if you want to offer this as an additional service.

How should I handle visible mold during an inspection?

Document what you see with photos and descriptions. Note the location, approximate size, and any apparent moisture sources. Report it as a condition requiring further evaluation by a qualified professional. Avoid speculating about mold type or health effects.

What if I smell mold but cannot see it?

Document the odor and its location. Musty odors often indicate hidden mold. Check for visible moisture sources, water staining, or conditions that could support mold growth, and recommend further evaluation.

What areas should I pay special attention to?

Focus on basements, crawlspaces, bathrooms, and attics. Also check around windows, under sinks, near HVAC equipment, and anywhere you see water staining.

How do I explain mold findings to clients?

Help clients understand that mold is common and usually fixable. Refer them to resources like our mold basics guide and emphasize that addressing the moisture source is key. Avoid diagnosing health risks.