Short answer
An inspector walks the entire accessible property with infrared thermal imaging, pin and pinless moisture meters and a hygrometer, documents every wet material and its likely water source, then collects air or surface samples where the readings justify them.
In practice that means under-sink cabinets, behind toilets, shower walls, window sills, attic sheathing, crawlspace subfloor, HVAC returns, water heater pans and any wall that shares a plane with plumbing. In older San Diego housing we pay particular attention to galvanized supply lines at joints inside wall cavities.
You get findings verbally on site, then a written report with photographs, meter readings and a free estimate for removal if it is needed. Lab testing is optional and priced separately.
Why it matters in San Diego
Older plumbing changes the questions we ask in North Park and Kensington. A cabinet stain may be connected to a current fixture leak, a past repair or moisture farther along a shared wall. We ask about the history before treating the visible spot as the whole problem. In La Mesa, a bathroom wall and the room behind it may need to be considered together. We follow the condition across accessible surfaces rather than stopping at the first mark.
Access matters in occupied homes and rentals. Furniture against an exterior wall can hide a damp corner. Stored boxes can prevent a clear look under a sink. An HOA may control entry to a neighboring unit or common area. Tell us about those limits when arranging the visit. We can document what we inspect, but we cannot honestly describe an inaccessible space as checked. Your photos and account of winter leaks help us understand what happened before the visit, especially when the surface has since dried or been repainted.
How we handle it
First, we listen. Show us the area that prompted your call and describe when you first noticed it. Tell us about leaks, rain exposure, plumbing repairs and any cleaning already done. You do not need to move heavy furniture or open a wall to prove there is a problem. Arrange safe access to the areas you want reviewed and keep pets away from the inspection path.
We then examine accessible surfaces and investigate the moisture pattern. Findings need context: a discolored surface, damp material and a musty smell are clues, not identical conditions. We consider nearby water sources and explain where the available evidence points. Where access is blocked or construction hides an area, we note the limit rather than pretending it has been inspected.
Photos and a written report make the visit useful after we leave. We explain the findings in plain language, including what remains uncertain. If sampling would help answer a specific question, we discuss swab and/or air testing as an optional, separate service. Lab results do not come with the free inspection unless you choose paid testing.
If mold removal is needed, we prepare a free written estimate. The proposed work should make sense alongside the moisture problem. We find leaks and refer licensed plumbers when repair is needed. For removal, we explain containment, negative air, HEPA cleanup and clearance as parts of the plan, not as a reason to skip understanding how the area became wet.
What it costs and what to expect
The inspection is free for homeowners and property managers, including photos, a written report and a free removal estimate. Optional lab testing costs $195 for two samples or $295 for three, with $75 for each additional sample. Those prices include lab analysis and a report; samples may be swab and/or air.
Most removal jobs cost $1,300–$3,500, with larger losses sometimes higher. We provide a written estimate before removal. An inspection is not permission to begin demolition, and a testing choice is not an agreement to buy removal. Keep the visit, optional analysis and proposed work separate when reviewing your options with us.
Why a mold-only company matters here
A mold-only inspection stays centered on the condition you called about. We are not there to turn the walk-through into a pitch for unrelated work. Our team has been in business for 15 years, and our removal crews are in-house, not subcontracted. That connection helps us explain a practical scope when removal is necessary. We still distinguish observed damage from assumptions and tell you when access leaves a question open.
Signs it's time to call us
- Water marks beside a shower
- Musty air near a closed cabinet
- Damp flooring along a shared wall
- Window trim with recurring spotting
- A previously repaired leak with lingering odor
- Hidden corners blocked by stored items
Mistakes to avoid
- Covering stains before the visit
- Opening walls without a containment plan
- Blocking access under sinks
- Leaving out older leak history
- Expecting the inspector to see through walls
- Assuming samples are automatically included
Related questions
What should we have ready?
Have leak photos, repair notes and access information available. Clear a safe path to problem areas without disturbing suspect material or moving heavy items yourself.
Does someone need to provide access?
Yes. Arrange for someone authorized to let us in and identify the areas of concern. For rentals, coordinate entry with the property manager and occupants.
Will the inspection include a lab report?
Not automatically. The free visit includes our written findings. Lab analysis and its report are included only when you choose optional paid sampling.