I tell folks before the inspection that I won't be testing for mold and that, as far as I'm concerned, home inspectors who charge people to "test" for mold are scamming people and have no business dabbling in it.
I tell them I'll be looking for water intrusion issues, and that water intrusion, combined with organic materials, the right temperatures, and oxygen will produce mold. I tell them that if I find water intrusion. I'll show them where it is, tell them why it's bad for the house, and tell them how to get the water intrusion fixed, but I won't be testing for mold - even if I see something that could be mold.
I tell them that if I see something that I think could be mold, I'll inform them of it, at which point it will be their decision as to whether they want to hire someone to test it to see what kind it is or abate it.
Then I do the inspection. If, in the course of the inspection, I find what I think might be mold, I'll point it out to them, tell them I don't know what it is - it could me mold or it could be dirt or candle soot for all I know. I tell them that if they decide that they want to get it tested, not to hire one of
me - namely a home inspector - to test it, because I don't believe there are any home inspectors on the continent that are competent when it comes to mold. I tell them they should hire a good reputable indoor air quality firm - one that has
real scientists on its staff and not home inspectors that have a 3 to 7 day seminar under their belt - and let that firm decide whether there's any point in testing the substance to see what it actually is, or if it makes more sense, once the water intrusion or moisture issues that caused it are corrected, to just clean it up so they can go on with their lives.
If I find a water intrusion issue where I know there's probably moisture in an interstitial cavity. I'll tell them that they should have the water intrusion issue fixed and get the cavity opened up to ensure there's nothing like mold or rot growing in the wall. I tell them that if at that point their contractor finds what could be mold, they should contact a good indoor air quality firm, yadda, yadda, yadda....
When I email them the report, I reiterate everything that I told them in the report and direct them to the
EPA website for more information about mold.
It's worked well for me for nearly 12 years. I've never had a complaint, not even a peep, from any client about mold and I've never been sued or even been to arbitration.
It's all about managing their expectations of what you can and can't do for them and giving them clear directions.
ONE TEAM - ONE FIGHT!!!
Mike
