Short answer
The mold inspection is free — pictures, a written report and a free estimate for removal and repairs, with no charge for homeowners and property managers anywhere in San Diego County. If you want lab testing, we have some of the best prices in the county: $195 for 2 samples (swab and/or air) or $295 for 3 samples, each with laboratory analysis and a report, and $75 per additional sample.
The free inspection covers the on-site visit: thermal imaging, moisture readings, the walk-through of accessible areas, pictures, a report of our findings and a free estimate for any removal or repairs. A 1,100 square foot condo in Pacific Beach and a 4,000 square foot custom home in Rancho Santa Fe are not the same job, but neither one pays for us to come look.
Testing is optional and only worth it when you need proof — for a sale, a landlord, insurance or a doctor. Our flat prices: 2 samples (swab and/or air) with lab analysis and report for $195; 3 samples with lab analysis and report for $295; additional samples $75 each. Most San Diego companies charge more for less, and we tell you before we collect anything. Removal, when needed, typically runs $1,300 to $3,500.
Free inspections work for us because a good share of calls do not need any removal at all. If the moisture reading is dry and there is no odor or staining, we say so and you spend nothing. When there is mold, we are the crew that removes it — in-house, with a 3-year guarantee — so the inspection is the start of the job rather than a separate invoice.
Why it matters in San Diego
A free visit should still give you something useful. In Pacific Beach, that may mean sorting out damp closet conditions from water entering around a window. In Chula Vista, it may mean following a bathroom stain toward the plumbing rather than assuming every dark mark needs removal. We look at the condition you called about and explain what the evidence supports. The price of the inspection does not change the need to understand the water source.
Rental owners and property managers also need a clear record. A tenant's photo can show a problem without showing how far it extends or where the moisture began. After winter storms, an HOA may need to separate a roof concern from damage inside a unit. Our free inspection includes photos, a written report and a free removal estimate. It does not include lab results. That distinction matters when you compare proposals: a visit, a sample analysis and removal are different services, not interchangeable names for the same charge.
How we handle it
Tell us what you noticed when you call. Useful details include the room, any musty smell, a known leak and whether the spot changes after rain or shower use. If you have older photos or repair records, keep them available. You do not need to identify the mold before contacting us. We start with the condition, not a sample package.
During the inspection, we review accessible problem areas and look for the moisture pattern behind the complaint. We document what we can see and explain where access limits the findings. A stain alone does not tell us whether material remains wet. A dry surface also does not settle every question about a concealed area. We separate what is observed from what still needs investigation.
Then we explain whether optional sampling would answer a useful question. You may need lab documentation, or the visible condition may already support a removal plan. We discuss the sample count and price before collection. The free written inspection report is not a laboratory report, and we do not present it as one.
If removal is needed, you receive a written estimate first. We explain the affected area, the proposed containment and the next steps for the moisture source. We find leaks and refer licensed plumbers rather than adding plumbing work to a mold estimate. You can review the scope before deciding how to proceed.
What it costs and what to expect
Homeowners and property managers pay nothing for our mold inspection. Photos, a written report and a free removal estimate are included. Lab results are not included in that free visit. Optional testing costs $195 for two swab and/or air samples, $295 for three, and $75 for each additional sample, with lab analysis and a report.
Most removal jobs run $1,300–$3,500. Bigger losses can run higher, so that range is not a quote for an unseen wall or room. We provide a written estimate first. Ask which service a price covers before comparing it with another proposal. An inspection price does not describe the cost of removal.
Why a mold-only company matters here
Mold is all we do. That keeps a free inspection focused on whether you have a mold problem and what would address it. We do not need to turn a water stain into a list of unrelated services. With 15 years in business, we know why a clear scope matters more than a vague low price. If you choose removal, our in-house crews do the work, with no subcontractors and a 3-year guarantee.
Signs it's time to call us
- A musty closet after damp weather
- Staining below a bathroom fixture
- Swollen cabinet edges under a sink
- Recurring spots after surface cleaning
- A tenant reporting damp walls
- An HOA asking for documented findings
Mistakes to avoid
- Assuming free inspection means free lab testing
- Comparing prices without comparing included services
- Buying samples before discussing the question
- Treating a removal range as a fixed quote
- Painting over stains before documenting them
- Waiting for visible growth after a known leak
Related questions
Is removal included in the free visit?
No. The inspection includes a free removal estimate, not removal work. We give you a written scope and price before you authorize removal.
Can our property manager book the inspection?
Yes. Free inspections are available to homeowners and property managers. Arrange access and tell us which areas or units need review.
Does every inspection need samples?
No. Testing is optional. We explain what a sample could answer and what it would leave unresolved before you decide.