How to Choose a Competent Mold Inspector

Mold inspectors are not regulated in California. 

As a result of a lack of regulation, the majority of mold inspectors are not properly certified, trained or experienced to provide adequate indoor air quality services that they are selling. Most of these inspectors have completed a one day class, and say they are certified based on a class attendance certificate; these are not professionally recognized certifications. These inspectors are not their for you, but for the money.

THE CONSUMER MUST BEWARE.

As a nationally recognized expert in property and mold investigations, I have reviewed several mold inspection reports from other inspectors  that lack current industry standards. Many of these inspectors have been referred by real estate agents, who are not aware of recommended certifications and experience required to choose a competent mold inspector. 

Here are Ten Important Questions to Help You Choose Your Potential Mold Inspector

1. What does your mold inspection cover?

The mold inspector should ensure that their inspection and written report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: e.g Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. Environmental Relative Mold Index (ERMI), that has been in field practice for more than 5 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

2. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Be careful, most "mold inspectors" have had no more than a one day training.

3. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

4. Do you offer to do repairs or remediation based on the inspection?

This is consider a code of ethics violation to offer both inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many bogus "certifications" for mold inspectors. The only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience indicates that most mold inspectors are poorly trained and under qualified for the work they are offering; buyer beware; there is no California license or over site of inspectors or remediates.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

HOW TO PICK YOUR HOME INSPECTOR

CALIFORNIA DOES NOT HAVE licensing requirements for home inspection companies, so they can vary in terms of training, certification, experience, integrity and quality. Your real estate agent may have suggestions for inspectors, but it's a good idea to also vet them yourself. Check out the American Society of Home Inspectors website (ashi.org) to find a member inspector in your area. Meanwhile, here's a look at the important questions to ask before hiring one.  

1. Do you perform repairs or just home inspections? Some homebuyers seek the advice of a general contractor rather than a home inspector. That's a mistake, as they provide expertise from a different point of view. A home inspector is typically checking the roof or the appliances if they're included in the home, A general contractor is coming in from a repair standpoint and can quote for whatever repairs need to be done. In fact, providing both services could create a conflict of interest, because buyers can't always distinguish between necessary repairs and optional upgrades.  IT IS ALSO AGAINST THE LAW IN CALIFORNIA FOR THE PERSON DOING THE INSPECTION TO DUE ANY REPAIRS ON THE HOME.

After the home inspection, you may want to hire a specialist or general contractor to find out how much a kitchen renovation or plumbing upgrade might cost. Get the unbiased opinion first. "Then you bring in the contractor to quote for what those repairs are." 

2. Are you insured? A surprising number of home inspectors don't have insurance. They should have errors and omissions insurance in case there is something significant that they miss," he says. 

3. Can you provide references? It's a good idea to check the inspection company's references, Ask previous clients about whether the inspector arrived on time and inspected all aspects of the house, including the roof and attic. 

4. Can I tag along on the inspection? Some home buyers leave the inspectors alone to examine the home, while others want to be more hands-on and follow along as the inspector works. If you fall into the latter camp, which several experts recommended, make sure your inspector is willing to walk you through the process. 

5. What does the inspection include? To compare inspectors, you need to know what the inspection includes (or doesn't include). Ideally, the inspection should be as thorough as possible. 

6. Will you send me a sample inspection report? The inspector should send you a detailed report after completing the inspection. 

7. Do you have any special expertise? If you're buying a special type of property, such as a historic home or new construction, make sure the inspector understands the special considerations for those types of properties. 

8. How much do you charge? Notice that price is the last question mentioned. That's because shopping on price alone may lead to cutting corners. You might be saving a couple of hundred dollars to hire the cheapest inspector, but you could be paying in a big way because the inspector wasn't thorough.