How Much Does a Mold Inspection Cost?

As with most services, the cost of mold inspections can vary greatly. Getting a quote for $500 and then a second quote for $3k can be flat-out confusing. This article is meant to set things straight and give you a clear path to making an expert purchasing decision.

Let’s break it down.

We are gonna break down the costs in 4 different stages, or classes, of mold inspector. Class 1 will be the most economical version of a mold inspector, and class 4 is going to be your high-end expert. Keep in mind that these price ranges are approximations and that the quality and cost of your inspector can vary based on your location, travel feed, and whether or not your inspector is under- or over-charging. Let’s begin!

Class 1 : $100-$400

This would be your entry-level mold inspector, who shouldn’t even really be called a mold “inspector” because they are most likely coming in your home to run air samples or do other basic tests. True professionals in the field know that all testing methods have limitations and don’t rely solely on testing. The most important part of a mold inspection process is the inspection itself, which is typically absent in this price range. This level of inspector may have a background in home inspection or some sort of general contracting and is trying to increase their revenue by adding basic testing services, but it is far from their specialty. In this price range, it is very rare that you would be provided an official report or recommendations (protocol). Typically, the only report you get is the one from the lab once the samples are submitted.

Use Case for Class 1 Mold Inspector

This class of inspector tends to fall short of expectations and can drain time and money. The main use case would be if you are already certain of where your issues are in the home, what is causing them, and what needs to be done, and thus you simply need cheap testing for documentation.

Class 2 : $400-$950

This is where your average mold inspector will be. They are fairly knowledgeable in the field, especially the higher in price you go in this category. Although they have some experience, they may not have any specific specialty. For example, they may be able to speak on a surface level about an HVAC system, but they don’t know it intimately in order to understand more complex issues.

In this price range, you should expect to get a decent visual inspection along with your testing. It won’t be the most detailed inspection but can result in the discovery of many different issues that have caused or may cause mold growth. You should also expect to get a written report and a protocol on how to perform the proper mold remediation. This is the type of report that would be requested by your mold remediation company or your insurance.

It’s important to note that they may find the issues, but you cannot expect at this price range to have the root cause of the moisture problems well understood.

A mold inspector in this price range is there to tell you if you have mold, how extensive the mold problem is, and how to remove it. It is not in their scope to explain why and how the mold is growing. For example, they may find mold around your supply vents and tell you it is related to humidity. However, the root cause of why you have humidity can be much trickier to diagnose and is not typically part of their assessment.

Use Case for Class 2 Mold Inspector

This is a great choice for the majority of your mold issues in the home. This type of mold inspector is exactly what you need after a water damage event, such as a water heater leak, HVAC issue, or a kitchen sink issue. You already have an idea of what happened, but you don’t know what to do about it. This is also typically the type of inspector you would be working for to help you with an insurance claim. They can come out, assess the issue, give you a plan of action, and help determine if there are potential health concerns.

Class 3 : $950-$3,000

Now we are getting into expert territory. These type of mold inspectors can be confidently called IEPs (Indoor Environmental Professionals), as they typically have knowledge about more than simply mold. These types of professionals are typically knowledgeable in a wide range of indoor air quality topics, such as bacteria, ventilation, volatile organic compounds, combustion gases, and more.

These professionals will rely on their detailed visual assessment of the home. You may expect them to spend hours longer at the house compared to a typical mold inspector. They provide attention to detail on many aspects of the building and have a good foundational knowledge on how a building and HVAC system works. They are passionate and driven to find issues in your home. The type of report you receive should also be more detailed, often with specialized recommendations for remediation that fit more complex needs.

In this price range, you may begin to see some more expensive testing, as well. This could be specialized PCR testing (DNA testing) and more. However, it’s important to note that if an expert does not perform extensive testing in this class, it doesn’t disqualify their expertise. Many experts would prefer to rely on their visual investigation and onsite testing rather than sending things to a lab. These experts understand the flaws of lab testing. The more you know about something’s flaws, the less you rely on it for data.

Disclaimer: There are some inspectors in this category who are only this expensive because they want to sell you on a bunch of tests. This is not what we are describing here. It is important to understand what you are paying for in this price range. If all of the costs are associated with fancy lab testing, it may not be the right fit for you. The most important thing you’re paying for is an expert to come in and inspect: someone who knows where to find problems, not run a bunch of tests.

Use Case for Class 3 Mold Inspector

These professionals are a great replacement for the Class 2 inspector, if your budget allows. Otherwise, these are the professionals you would rely on when your mold issue is more complex or you are having trouble finding the source. Due to the nature of some sensitive individuals, this is the level of inspector that is great for people who are immunocompromised, mold-sensitive, chemically sensitive, or dealing with major health issues. A smaller amount of mold may affect these types of individuals, so having someone that can find the smaller, more hard to find issues is key. That is not to say that a Class 2 mold inspector cannot help sensitive individuals, because they can. This level of inspector simply brings a higher level of detail that may be needed in some cases.

Class 4 : $3,000 and up

These inspectors are the pinnacle of experts in the field. Expect an all-day investigation at your home and a detailed look into every aspect of your home. This price range is typically reserved for legitimate indoor environmental scientists and engineers. These specialists have a deep understanding of building science, mechanical systems, and mold growth. They can track down issues that other inspectors may not even notice, using science that most others don’t understand.

Typically, in this price range, you would not only expect to get an expert report and remediation protocol, but you will also often expect a design protocol on how to fix the issues that have caused the mold in the first place. This would be the only class of inspection that would be there to help you determine the root cause of your issues to help prevent them from happening again and to optimize performance of your home.

The Class 4 inspector’s testing methods and equipment are often highly specialized, and every set of data collection and testing has a purpose. There is no guesswork.

Please note that there aren’t many in this class of environmental professional. Therefore, they are subject to travel nationwide, which can cause their price ranges to vary. The lower end of this price range is typically reserved for local projects on smaller homes. As a general rule, you should expect engineering fees at this level, which are typically around 1-2% the cost of the home.

The good news is that this level of inspector may dip into a lower price range depending on the type of work that needs to be performed. For example, hiring this level of inspector for a general mold inspection without any particular mystery issue would likely lower the cost. This is because all of the specialty work and extra time going into analyses, logging, calculations, etc. may not be needed. Therefore, you can get the expertise onsite right from the beginning. If the project ends up getting more complex, you already have the right person for the more complicated investigation down the road.

Use Case for Class 4 Mold Inspector

This is the person you want if you are dealing with an issue of which nobody can find the cause, including specialty concerns, like unknown water intrusion, high humidity, mechanical system issues, pressure issues, etc. These specialists are also a huge value when going into litigation, as they are expert report writers with solid credentials.

Conclusions

Remember that these prices are simply a generality and there could be some crossover. Unfortunately, we see some class 2 inspectors charging class 3 pricing simply to add more samples. Sometimes, we see class 3 inspectors charge thousands of dollars more than needed to add 20 or 30 more samples on their residential project, which is almost never needed.

Be sure when hiring a mold inspector that you find someone who can perform a solid inspection, doesn't rely only on testing, and can direct you with proper recommendations.

Although I am a Class 4 mold inspector, I can admit that we are a special use case. There are many projects out there that may just need a bit of guidance and nothing more. Hopefully, this article helps you find the right fit for you.

About The Author

Brantley is a Building Scientist and Council-Certified Indoor Environmental Consultant with a specialty in Mycology and certified by the McCrone Research Institute and the Oshner Medical Center for the examination and identification of fungal spores and pollen via microscopy.

Brantley is certified by the Building Performance Institute as a Building Analyst, Building Envelope Professional, and Infiltration and Duct Leakage Expert. Brantley also holds several certifications related to the identification of Mycotoxins, Water Damage, Odor Control, Structural Drying, Infectious Disease Control, and Energy efficiency issues and is a student of Mechanical Engineering.

He is also a state-licensed mold assessor who carries the credentials for teaching and proctoring exams for other professionals to receive their state accreditations and certifications in mold and environmental-related services.