Last Updated on February 18, 2025
Paying for a home inspection is an essential part of buying a house. Although a reputable, independent inspector could charge upwards of $500 for a full inspection, their advice may save you thousands of dollars.
Unfortunately, Alberta and British Columbia are the only two Canadian provinces where home inspectors are part of a regulated industry, according to the Canadian Association of Home and Property Inspectors.
Unless you live in either of these provinces, you may have a hard time finding a quality inspector.
Even if the mold inspector you find is registered, they may not tell you these five key facts about mold.
This is because mold inspection is a specialized field, requiring specific training in building science, mycology (the study of fungi), and the use of specialized equipment like moisture meters and air sampling devices.
General home inspectors often lack this specific expertise.
#1. ‘I Don’t Test For Mold’
It surprises most people that mold testing is not included in standard home inspections. Home inspections are visual meaning that the inspector will only look at things in plain sight.
Inspectors will check for visual evidence of mold such as spores, signs of damp and discoloration.
To check for mold, air quality testing is required. Many home inspectors will offer this as an additional service if you ask. It involves an air sample being taken and sent to an independent lab for testing.
#2. ‘I Don’t Use Thermal Imaging Equipment’
Visual inspections can easily overlook the presence of water or damp in hidden areas of a home. Water problems are likely to be hidden away in places that are not easily seen. Inspectors may miss damp behind fixtures such as cupboards or over windows.
Thermal imaging equipment is a very important tool when checking a home for mold. Moist areas will show up as darker colors because they are cooler, indicating that water is present.
You should consider hiring an inspector that uses this equipment if you want to buy a mold-free home.
#3. ‘Mold Causes Serious Health Problems’
According to the CAHPI, it is common for unregistered inspectors to understate the presence of mold when they make their report. They may use vague phrases that point to conditions where mold may become an issue.
What they may not fully emphasize is that mold exposure can lead to a variety of health problems, including allergic reactions (sneezing, runny nose, skin rashes), asthma exacerbation, respiratory infections (bronchitis, sinusitis), and, in rare cases, more serious conditions.
#4. ‘Mold Is Expensive To Eliminate’
Inspectors are generalists and may not have direct experience of dealing with mold. They may offer air quality testing and have ties with local mold specialists but may not tell you how expensive mold it to eliminate.
Many homeowners inadvertently spread the mold spores when they try to clean, meaning that the problem magnifies. Dealing with even a small amount of mold is a costly undertaking.
If your inspector indicates that a home has even a hint of mold, you should demand that the home’s owners fix it or reduce the sale price to cover the damage. Most sales contracts make provisions for this scenario.
#5. ‘I Don’t Guarantee My Findings’
A sad fact of all home inspection reports is that they are only valid for the day of the inspection. It is very difficult and expensive to begin legal proceedings against an inspector if they miss a problem such as mold.
The best advice is to accompany your inspector during the inspection and share your concerns with them. Consider paying for independent air quality testing if your inspector advises you to do so, it could save you many thousands of dollars.
Protecting Yourself from Mold Problems: Taking Control of Your Home Purchase
So, what can you do to protect yourself from potential mold problems when buying a home?
Don’t rely solely on the standard home inspection. Be proactive and take these steps:
Ask Your Inspector the Right Questions:
Inquire specifically about the inspector’s experience with mold detection and remediation. Don’t just ask if they “look for mold.” Ask:
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“What specific training have you had in mold identification and removal?”
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“Do you use any specialized equipment for detecting moisture or mold, such as moisture meters or thermal imaging cameras?”
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“Can you provide examples of past mold-related issues you’ve identified in homes?”
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“What is your process for reporting suspected mold growth?”
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“Do you offer air quality testing, or can you recommend a reputable company that does?”
A knowledgeable and experienced inspector should be able to answer these questions confidently and provide specific details. If they seem evasive or dismissive, it’s a red flag.
Request Air Quality Testing – Don’t Wait for a Recommendation:
Consider paying for independent air quality testing, even if the general home inspector doesn’t explicitly recommend it. Air quality testing can detect mold spores in the air, even if there are no visible signs of mold growth.
- Why is this important? Mold can grow hidden behind walls, under floors, or in attics. Air quality testing can reveal these hidden problems.
- What kind of test should you get? Consult with a qualified air quality testing company to determine the appropriate type of test for your needs. Common tests include spore traps and surface samples.
- Use an Independent Lab: Ensure that the air samples are sent to an independent, accredited laboratory for analysis. This ensures unbiased results.
Hire a Certified Mold Inspector – An Extra Layer of Protection:
If you have any concerns about mold, or if the general home inspector identifies potential issues, hire a certified mold inspector in addition to the general home inspector. This specialist can conduct a thorough assessment and provide you with a detailed report that includes:
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A comprehensive visual inspection: Looking for signs of mold growth in all areas of the home, including hidden spaces.
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Moisture mapping: Using moisture meters to identify areas of elevated moisture levels.
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Air and surface sampling: Collecting samples to identify the types of mold present and their concentrations.
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A detailed report with findings and recommendations: Outlining the extent of the mold problem, the potential health risks, and the steps needed for remediation.
When choosing a mold inspector, look for certifications from reputable organizations like the IICRC (Institute of Inspection, Cleaning and Restoration Certification) or the ACAC (American Council for Accredited Certification). Ask about their experience and qualifications, and always check references. Don’t be afraid to ask for proof of insurance and licensing, where applicable.
What About If You’re Renting? Mold and Your Rights as a Tenant
It’s important to note that you’re also at risk of mold exposure if you’re renting a property, not just when buying. As a tenant, you are entitled to safe and habitable living conditions, and that includes a mold-free environment. Here’s what you need to know:
Your Landlord’s Responsibilities: In most jurisdictions, landlords have a legal obligation to maintain their properties in a safe and habitable condition. This typically includes preventing and addressing mold growth. They are generally responsible for:
- Repairing water leaks promptly.
- Maintaining proper ventilation in the property.
- Addressing any existing mold problems.
Recognizing the Signs of Mold: Be vigilant and watch out for the following signs of mold in your rental unit:
- Visible mold growth on walls, ceilings, floors, or other surfaces.
- A musty or earthy odor, even if you can’t see any mold.
- Water stains or discoloration on walls or ceilings.
- Excessive condensation on windows or walls.
Reporting Mold to Your Landlord: If you suspect mold in your rental unit, report it to your landlord immediately and in writing.
- Document Everything: Send a formal letter or email outlining the problem, including the location of the mold, any potential causes (e.g., leaks, water damage), and any health symptoms you are experiencing.
- Keep Records: Keep copies of all correspondence with your landlord, including your initial report, any follow-up communications, and any responses you receive.
What to Do If Your Landlord Doesn’t Take Action: If your landlord fails to address the mold problem in a timely manner, you have several options:
- Send a Follow-Up Notice: Send a certified letter to your landlord reminding them of their obligation to address the mold and setting a reasonable deadline for action.
- Contact Your Local Housing Authority: Many cities and counties have housing authorities that can investigate tenant complaints and enforce housing codes.
- Seek Legal Advice: Consult with a lawyer who specializes in tenant rights. A lawyer can advise you on your legal options, which may include breaking your lease without penalty, suing your landlord for damages, or seeking a court order requiring your landlord to remediate the mold.
Tenant’s Insurance: Review your tenant’s insurance policy to see if it covers mold-related damages.
Important Considerations:
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Don’t Attempt to Clean Mold Yourself: Unless the mold is very minor and contained to a small area (e.g., a small spot on a shower tile), it’s generally best to avoid cleaning it yourself. Improper cleaning can spread mold spores and make the problem worse.
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Document Everything: Keep meticulous records of all communications, photos, and documentation related to the mold issue. This documentation will be essential if you need to take legal action.
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Prioritize Your Health: If you are experiencing health problems related to mold exposure, consult a healthcare professional.
