Sample Mold Inspection Report

What a Vegas Mold Pro-style written report looks like, section by section, using an invented property and invented data, so you know what you’ll receive and how findings are worded.

Why the report matters more than the visit

The inspection itself takes place in your home, but the written report is what you’ll share with a landlord, a seller, a remediation contractor, an insurer, or your doctor. It should let someone who was not there understand what was looked at, what was found, what was sampled and why, and what the results do and do not show. Written reports are typically delivered within 24 hours. For a plain-language tour of the lab pages, see how to read a mold lab report.

Report excerpt (hypothetical)

1. Property and scope

Property: Example Residence, Las Vegas, NV (fictional). Single-story home, occupied.

Reason for inspection: Client reported a musty odor in the kitchen and a prior leak under the kitchen sink.

Scope: Visual inspection of accessible interior areas, the kitchen and hall bathroom cabinets, the air handler closet, and ceilings below the evaporative cooler duct; non-invasive moisture readings of building materials; two indoor air samples and one outdoor reference air sample; one tape-lift surface sample. No walls were opened, no furniture was moved, and the attic was not entered. This was not a home inspection and did not evaluate the condition or operation of the structure or its mechanical, electrical, or plumbing systems.

2. Conditions observed

• Kitchen sink base cabinet: water staining and delamination of the cabinet floor panel; dark spotting on the underside of the panel edge, approximately the size of a hand.
• Kitchen: a musty odor was noticeable at the sink base when the cabinet was opened.
• Hall bathroom: no visible growth or staining observed at the vanity or around the tub.
• Air handler closet: no standing water in the drain pan at the time of inspection; no visible growth on accessible surfaces.
• Ceiling below evaporative cooler duct: faint older ring staining; material was dry at the time of inspection.

3. Moisture readings

Moisture meter readings are comparative. They show where a material is wetter than similar material elsewhere in the home on the day of inspection; they do not measure mold.

4. Sample locations and rationale

1. Outdoor reference (air): front yard, away from vents, to establish a same-day baseline.
2. Kitchen (air): near the area of odor and elevated moisture.
3. Primary bedroom (air): a room with no reported concerns, for comparison within the home.
4. Kitchen sink base (tape lift): dark spotting on the underside of the cabinet floor panel, to identify what is on the surface.

5. Laboratory summary

Samples were analyzed by an independent AIHA-accredited laboratory. The full laboratory report is attached to the real report; this summary does not replace it.

Tape lift, kitchen sink base (hypothetical): Penicillium/Aspergillus-type spores with hyphae observed; amount reported as “moderate” on the laboratory’s own descriptive scale.

6. Interpretation

The kitchen air sample contained Penicillium/Aspergillus-type spores at a concentration higher than the outdoor reference collected the same day, and this type made up most of the kitchen total while it was a small share outdoors. The primary bedroom sample was broadly similar in composition to the outdoor sample, with a lower total. The tape lift indicates fungal growth on the underside of the sink base panel. Taken together with the elevated moisture readings at the sink base and adjacent wall, these findings are consistent with an indoor moisture source and associated growth in the kitchen sink area. The extent of any growth behind the wall was not determined.

Note what the interpretation does not say. It does not declare the home “clean,” it does not rate the air as good or bad, and it does not comment on health. EPA notes that no federal limits have been set for mold or mold spores, so results are described by comparison rather than against a threshold.

7. Limitations

• Findings reflect conditions on the date of inspection. Air samples are short snapshots and vary with weather, occupancy, and HVAC or cooler operation.
• Only accessible areas were inspected. Concealed spaces, including wall cavities and the attic, were not opened or entered.
• Laboratory results apply only to the samples collected. An absence of detected spores in a sample does not mean none were present.
• This report is not a medical evaluation, a home inspection, a warranty, or a certificate of any kind.

8. Recommendations

• Have a qualified plumber locate and correct the source of moisture at the kitchen sink.
• Consult a qualified remediation contractor about removal of affected materials. EPA advises that porous materials such as ceiling tiles and carpet may have to be discarded if they become moldy.
• After remediation, consider independent post-remediation verification before cabinets and finishes are reinstalled.
• Occupants with health concerns should consult a physician and may share this report.

What you won’t see in our reports

• A pass/fail grade, or any label declaring the home free of mold or fit for occupancy.
• A quote for remediation. Vegas Mold Pro does inspection and testing only, so we have no repair work to sell.
• Health diagnoses or predictions.

More on our approach is on the our process page and the inspection report explainer.

Sources

• Mold Testing or Sampling — U.S. EPA
• A Brief Guide to Mold, Moisture and Your Home — U.S. EPA
• Mold Remediation in Schools and Commercial Buildings, Chapter 3 — U.S. EPA
• About Mold and Health — CDC