Short answer
Our report includes photographs, infrared images, moisture meter readings, humidity data and a written estimate for removal and repairs. If you add lab testing, the laboratory analysis is included with it. Insurers, attorneys, HOAs, property managers and escrow parties accept it as documentation.
Because the lab is independent of us, the results carry weight that an in-house 'analysis' never does. That separation is the single most common reason our reports survive an insurance dispute.
You receive the report as a PDF, typically within one to three business days of the lab returning results, and we walk you through it by phone at no additional cost.
Why it matters in San Diego
A report for a Del Mar HOA may need to explain an access limit between units. A report for a San Marcos rental may need to connect a tenant's concern with a documented leak history. Both need plain language. You should be able to tell what we observed, where we observed it and which questions remain open. A collection of photographs without that context can leave the next person guessing about the scope.
In La Jolla, coastal dampness may be part of the discussion. In an older Kensington home, plumbing history may be more relevant. We keep the report tied to the property rather than using neighborhood conditions as proof of a cause. Give us the records you have and explain who will review the document. An HOA, insurer or other recipient may have its own requirements. We can explain our inspection deliverables, but we cannot promise acceptance or a particular decision. Ask the recipient about required documentation before relying on a report for a deadline or dispute.
How we handle it
We first ask what concern prompted the inspection and how you plan to use the report. Bring prior leak photos, repair records and any documentation requirements from the intended recipient. That helps us explain whether the requested information matches the inspection scope. We do not promise that a free visual inspection will answer every question about a hidden cavity or produce laboratory evidence without sampling.
We inspect accessible affected areas and photograph the findings. The written report explains the observed conditions, source concerns and relevant access limits. Where a cause remains uncertain, it should be described as uncertain rather than turned into a firm conclusion. Homeowners and property managers also receive a free removal estimate. Read the estimate as the proposed mold scope, not as a guarantee that every adjacent space was accessible or that a licensed plumber's repair is included.
If you choose optional air or swab testing, lab analysis and a report are included with that testing. Those results are separate from the free inspection deliverables. We explain the sampling purpose and how it relates to the inspected area. If removal is proposed, we discuss containment, negative air, HEPA methods and clearance in the work plan. Ask us to clarify any boundary or source question before approval. Confirm report timing and recipient requirements directly; this page does not guarantee a delivery deadline, an insurance decision or a legal outcome.
What it costs and what to expect
For homeowners and property managers, the inspection is free and includes photos, a written report and a free removal estimate. No lab results are included unless you choose optional testing. Air and/or swab testing costs $195 for two samples, $295 for three and $75 for each additional sample, including lab analysis and a report.
Most removal jobs run $1,300–$3,500; bigger losses can run higher. The written estimate comes first. A report helps describe the work, but it is not a fixed price for undiscovered damage or a promise of insurance payment. Ask which areas and tasks the estimate covers. Keep source repair and any other work outside the mold scope clearly separated when comparing documents.
Why a mold-only company matters here
A useful report should lead to a clear mold decision, not a vague list of unrelated services. Mold is all we do. Our in-house crews perform removal without subcontractors, so the written scope is the starting point for our own work. We are InterNACHI, IAC2 and MICRO certified and have 15 years in business. We explain the difference between inspection findings, optional laboratory results and clearance rather than presenting them as one interchangeable document. Our removal work carries a three-year guarantee.
Signs it's time to call us
- A recipient asking for documented findings
- A leak history spread across several emails
- An HOA needing the affected area identified
- A rental manager comparing repair and removal scopes
- A report that leaves inaccessible areas unexplained
- Confusion about whether lab testing was ordered
Mistakes to avoid
- Assuming the free report includes lab results
- Expecting guaranteed insurer acceptance
- Treating a suspected source as confirmed
- Ignoring access limits in the findings
- Confusing an estimate with proof of clearance
- Assuming all repair trades are included
Related questions
Are lab results part of the free inspection?
No. The free inspection includes photos, a written report and a free removal estimate. Lab analysis and a report come with optional paid testing.
Will my insurer or HOA accept it?
Ask the recipient about its requirements. We provide documented findings, but do not guarantee acceptance, coverage or an approval decision.
Does the report prove removal is complete?
An initial inspection report describes findings and the proposed scope. Clearance addresses the completed removal work; they are different steps.