A missed mold problem can cost your client MANY thousands of dollars after closing. It can also damage trust in your referral network. Many realtors unknowingly compare a $300 mold check to a $900 mold investigation as if they are the same service when one is often a quick check and the other is a whole-home investigation.
A quick mold test may involve:
A thorough mold investigation may involve:
If the homeowner wants piece of mind that the home they're are buying is not mold-infested, a proper whole home mold investigation is the proper choice. Especially when the buyer comes from a family that includes a baby, elderly person or immune-compromised individual who is extra vulnerable to mold.
"It depends on the property. How large is the home? Is there an attic? Crawlspace? Multiple HVAC systems? Water damage history? What concerns does the buyer have?"
"Most inspections take about 45 minutes."
A proper mold assessment should be tailored to the property. A 1,200-square-foot one floor home and a 5,000-square-foot home with a crawlspace and a casita cannot realistically take the same time to inspect. In order for the assessor to walk through the entire home and look behind walls, floors and ceilings in every room and open up vents, etc it is going to take hours not part of an hour.
If an inspector can quote time without asking questions about the property, that should concern you.
"We use moisture meters, thermal imaging, humidity measurements, air sampling when appropriate, surface sampling when we see physical potential mold, and ERMI testing in certain situations."
"We just run an air sample."
Different tools are needed based on different findings. If the technician finds suspicious bubbling on a wall or a stain that looks like water, it may warrant using further tools or testing to explore the situation. Ideally the mold assessor uses the infrared camera in every room to scan all the walls and ceiling. Hopefully they have the ability to check for moisture under different materials of flooring as well whether it be tile, wood, carpet or concrete.
Measures moisture inside building materials.
Used to identify wet drywall, flooring, trim, and other materials that may support mold growth.
Detects temperature differences.
Can help identify areas that may require further moisture investigation.
Measures temperature and humidity.
Helps determine whether indoor conditions are favorable for mold growth.
Measures mold spores present in the air at the time of testing.
Useful in some situations but should never be the only investigative tool.
Tests visible growth or suspicious materials.
Helps identify what type of mold may be present.
Analyzes dust for mold DNA.
Can provide information about mold that may not be actively releasing spores into the air during the inspection or heavier molds that are not airborne.
A small camera inserted into wall or ceiling cavities.
Allows inspectors to investigate hidden areas with minimal damage.
"Yes. We inspect the air handler, evaporator coil area, drain pan, ductwork, and look for moisture issues that could affect indoor air quality."
"No. We only inspect living spaces."
HVAC systems are one of the most common areas where mold concerns are identified in Central Texas homes.
If the HVAC system isn't inspected, important information may be missed.
"Yes. We inspect drainage, grading, roof conditions, flashing details, exterior penetrations, and other areas where water may enter the building."
"No. We only inspect the inside."
Poor drainage, foundation movement, roof issues, window failures, and missing flashing often provide important clues about moisture problems inside the home. Sometimes the exterior clue guides the investigation inside the home and sometimes it gives us the answer for the question that the interior sparked by helping us find the moisture source leading to issues inside the home.
"Mold assessment is a significant part of our business."
"We mostly do home inspections and occasionally offer mold testing."
Someone who performs mold assessments every day will typically have a different level of experience than someone who occasionally adds mold testing as an extra service. This is not to say a home inspector who has done many mold inspections is not the right person for the job BUT if the mold inspection part of the home inspection is just a few minutes it may not be enough, especially for vulnerable purchasers.
"It depends on the size of the home, the concerns, the rooms involved, and what we observe during the inspection. We also collect an outdoor control sample for comparison."
"We always collect one indoor sample."
Sampling should answer a question. There should be a reason behind every sample collected. The right home assessor uses strategy and experience to determine when to take sampling.
Why The Outdoor Sample Matters
Mold exists naturally outdoors. The outdoor control sample provides a baseline for comparison. Without it, it can be difficult to determine whether indoor mold levels are unusual or simply reflecting normal outdoor conditions. A high pollen day, a windy day, a post-rain day will give us different answers and that will matter in our intrepretation of the indoor testing. An indoor air sample without an outdoor control sample is lacking context to make meaningful analysis for certain mold species.
"Those buyers often require a different level of investigation and risk assessment. We adjust our approach based on the client's concerns and health history."
"We treat every inspection exactly the same."
Some buyers require a much higher level of investigation due to health concerns. The mold assessor should be able to explain how they ensure sensitive people are considered in their investigation.
A detailed real-world example involving moisture investigation, building science, HVAC issues, hidden leaks, or previous water damage.
A vague answer with no specific examples.
This question reveals experience quickly. Experienced assessors usually have multiple stories about hidden issues that were not obvious at first glance.
"Our reports include photographs, observations, laboratory results with analysis and recommendations for next steps depending on what is found during our investigation."
"You'll get the lab results."
Buyers need more than laboratory results. A good report should help them understand the condition of the property and make informed decisions.
"It depends on what we find. Musty odors, previous water damage, elevated moisture readings, HVAC concerns, visible growth, medically vulnerable occupants, or suspicious dust patterns may all justify additional investigation."
"We never recommend additional testing." or "We always do one air test."
Every home is different and a qualified assessor should be able to explain when a basic visual inspection is sufficient and when additional investigation may be justified. Inspectors who use the same testing approach for every home may overlook important clues or recommend unnecessary services. The goal should always be to perform the right testing for the specific property and buyer.
When a hidden mold problem is discovered after closing, clients rarely focus on the laboratory report or remember exactly what testing was performed. They remember the professionals they trusted during the transaction and the recommendations they followed.
Most mold problems are not deal killers. They are negotiation points, repair items, or opportunities for buyers to make informed decisions before taking ownership of the property. The real problem occurs when significant moisture or mold issues are missed entirely and only discovered months later after health symptoms develop, odors appear, or expensive repairs become necessary.
The strongest referral partners are not necessarily the inspectors who are the fastest, cheapest, or easiest to schedule. They are the inspectors who help your clients understand the true condition of the home so there are fewer surprises after closing. Taking the time to properly vet the professionals you recommend protects your clients, strengthens trust, and helps ensure that the homes they purchase are the homes they expected to buy.
House of Thyme offers free lunch-and-learn presentations for Austin-area real estate teams.
Topics include:
These sessions are educational, practical, and designed to help agents better protect their clients during the home buying process.
If your brokerage or team would like a free lunch-and-learn or office presentation, contact House of Thyme at 512-500-0622 or email hello@houseofthyme.co. We'll help your agents better understand moisture risks, mold investigations, and how to protect clients before closing.
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Texas Department of Licensing and Regulation (TDLR)
Mold Assessment Consultant: #MAC2207 Exp 11/27
TDLR Consumer Mold Information Sheet
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