What you get: a walk-through of the problem area plus the places mold usually hides in Bothell homes (crawl space, attic, bathrooms, HVAC), moisture readings, thermal imaging, photos, and a written scope with a price range. If lab testing would actually help, we'll say so and point you to an independent tester.
What a mold inspection includes
History
What you've noticed, when it started, past leaks, roof or plumbing repairs, flooding, and who in the house has symptoms. The history often points straight at the source.
Visual inspection
The problem area, then the crawl space, attic, bathrooms, under sinks, around windows and doors, and the furnace and ducts.
Moisture mapping
Pin and pinless moisture meters on drywall, framing, subfloor and sheathing, compared with dry reference readings elsewhere in the house.
Thermal imaging
An infrared camera shows temperature differences that often mark wet areas inside walls and ceilings, which we then confirm with a meter.
Humidity and airflow
Relative humidity in the crawl space, attic and living space, and a check of bath fans, dryer vents and attic ventilation.
Written scope
Findings with photos, the moisture source, the affected materials and square footage, a recommended fix, and a price range.
Moisture mapping and thermal imaging
Mold needs moisture, so the most useful thing an inspection can do is find the water. A thermal camera doesn't see mold or water directly. It sees temperature, and wet materials usually read cooler as moisture evaporates. That makes it fast for spotting the shape of a leak behind a wall or ceiling. Every suspect area is confirmed with a moisture meter before it goes in the report, because thermal patterns also come from missing insulation, ducts and sunlight.
Why this matters in Bothell: attic condensation can leave sheathing dry on a sunny afternoon and wet on a cold night, so a single dry reading doesn't rule it out. Staining patterns, rusty nails and the venting setup tell the rest of the story.
Do I need mold testing?
Often, no. If you can see mold and the moisture source is clear, testing to identify the species doesn't change how it's removed. Every type comes out the same way under containment. Testing is useful when:
- You smell mold but can't find it
- Someone in the home has health concerns and their doctor wants data
- You're in a real estate transaction or a landlord–tenant dispute and need documentation
- You want a baseline before remediation to compare against after
- The job is done and needs post-remediation verification
When testing helps, we recommend an independent tester: air samples, surface tape or swab samples, or a dust test such as an ERMI. A company that tests and then sells you the fix has an obvious conflict of interest. How independent clearance testing works.
Pre-listing and pre-purchase inspections
A lot of Bothell mold work starts with a real estate inspection. The timeline is tight on both sides, so we schedule inside your inspection window.
Selling
Inspecting before you list lets you fix the problem on your terms and hand buyers a clearance report, instead of negotiating a credit off a home inspector's one-line note. Known mold belongs on Washington's Form 17 seller disclosure. Selling a house with mold
Buying
If your inspector flags "microbial growth," get a written scope and range before you agree on a credit or price reduction. A wet basement wall and a crawl space full of growth are very different numbers. Book a pre-purchase inspection
What we won't do at an inspection
- Call every spot "toxic black mold" to scare you into a quick yes
- Quote a remodel to fix a ventilation problem
- Tell you to test when testing won't change the plan
- Pressure you to sign the same day
If it's small enough to clean yourself, we'll tell you how.