When you’ve spent countless hours and thousands of dollars dealing with a mold problem, getting your family or tenants back into the property is your top priority. What is a mold clearance inspection and do you need one? According to Los Angeles mold testing expert Jason Harris of Same Day Mold Testing, a mold clearance inspection is a critical element of the mold remediation process. But, he cautions, be sure to choose an inspector who can provide you with an objective assessment of whether your structure is ready for habitation (i.e., not the same company you hired to do the remediation work).
Why the Clearance Inspection Matters
As a general rule, Harris says, property owners can typically handle mold problems on their own if the total repair cost is $500 or less, or if the affected area is less than 10 square feet. Otherwise, he says, the work should be done by a mold remediation company that is licensed and insured.
In either case, a clearance inspection should be done to verify that the mold has been adequately removed before the affected area is rebuilt. The clearance inspection, Harris says, will also satisfy disclosure requirements for buyers in the event that the property is sold, or for tenants should a concern arise. The clearance inspection, he says, will demonstrate that you have handled the problem properly in the event of a formal complaint or lawsuit.
What Should Be Included?
The post–remediation (clearance) inspection, Harris explains, is performed to ensure that occupants will return to a safe, mold-free environment. The clearance inspection, he says, should be based on the following four criteria:
1. Absence of visible dust, debris and moisture within the containment area(s)
2. Absence of visible fungal growth within the containment area(s)
3. Moisture content of lumber and other construction materials are within normal limits inside the containment area(s)
4. Balance of the airborne fungal spores found inside the containment area(s) is comparable to fungal spores found outside the containment area(s)
If all four of these criteria are met, Harris says, then the mold remediation efforts are considered to be acceptable and no further remediation is recommended. If any of the four criteria are not met, then the mold remediation efforts are considered to be unacceptable and further remediation is recommended.
Why to Choose an Independent Investigator
“When a mold remediation contractor says they will do their own clearance testing,” Harris says, “there is an obvious conflict of interest.” While not all remediation projects require clearance testing, some form of post-remediation verification should be performed in every case. That verification, Harris says, must be done by someone working for the building owner, not for the contractor who did the work.
“The remediation company has a vested interested in passing any type of clearance inspection,” Harris says, “because it costs more time and money to continue working on your project if it fails inspection.” By hiring a “test-only” company, you are hiring someone who only performs inspections, testing and consulting. This is an important distinction from a “testing and removal” company, and it is up to you as the buyer to know that distinction.
“Since the mold industry is self-regulated,” Harris says, “this is a classic case of ‘let the buyer beware.’ Hiring an independent inspector to perform your clearance inspection is the best way to ensure that your remediation efforts have been successful and your property is safe again for occupants.”