Mold inspection and remediation checklist: moisture, readings and photos
Mold follows moisture. A good mold inspection finds the water first, measures it, documents every affected area with a photo and a size, and ends with what has to be fixed so it doesn't come back.
Printable mold inspection checklist: PDFWordExcel
The checklist
Nine sections. Print it, or fill in the readings in the Excel sheet as you take them.
Inspection details: front of the property · reason for the inspection · property type · occupied · history of leaks or water damage · earlier remediation · outdoor temperature and relative humidity
Exterior: grading slopes away from the foundation · gutters and downspouts draining away · siding, window or roof damage that lets water in
Moisture sources: active leaks and where · leaks under sinks and around fixtures · condensation on windows, pipes or ducts · bathroom fans and the dryer vent outside · signs of flooding
Interior: indoor temperature and relative humidity · musty odor · visible growth, where and how big · staining or discoloration · peeling paint or bubbling drywall
Moisture readings: the meter used · the highest wall and floor readings, with location · thermal imaging, if used
Attic, basement and crawlspace: attic ventilation · growth on the sheathing · damp basement or crawlspace · vapor barrier · sump pump
HVAC: growth or debris in ducts or registers · condensate drain clear · filter condition
Sampling: samples taken and their type · outdoor control sample · sample locations and IDs · the lab
Findings and recommendations: overall risk · remediation recommended and its scope · the moisture source to correct · occupant concerns
Find the water first
Cleaning mold without fixing the moisture behind it doesn't last. Start outside with grading and gutters, then follow the water inside: plumbing, condensation, ventilation, past floods. Every finding should end up connected to a source, or marked as "source not found".
Measure, don't guess
Record the indoor and outdoor temperature and relative humidity, and take moisture meter readings on the suspect walls and floors, noting where each one was taken. A number with a location is something the next visit can be compared against; "it felt damp" isn't.
Document every affected area
For each area: a wide photo that shows where it is in the room, a close-up of the growth or staining, and its approximate size. Size matters for the recommendation. The US EPA suggests that areas larger than about 10 square feet call for its guidance on larger cleanups, and many states have their own rules for mold assessment and remediation work; check yours.
Sampling, if you take samples
Write down every sample's type, location and ID, take an outdoor control sample for air samples, and note the lab. Keep the chain clear enough that the lab report can be matched to the places on your checklist without guessing.
Recommendations that fix the cause
End with what has to change: the leak to repair, the vent to reroute, the grading to correct, and the scope of any remediation. Put anything that affects the people living there, such as a large area in a bedroom, at the top.
This checklist is for documenting an inspection. It is not medical advice; anyone with health concerns should talk to a doctor.
Mold remediation checklist
Once the inspection sets the scope, the remediation crew documents the work the same way: what was there, how it was contained, what was removed, and proof the area is dry and clean at the end. Many states have their own rules for who may assess and who may remediate, and when a separate clearance inspection is required; check yours before you start.
Printable remediation checklist: PDFWordExcel
Before work starts: the scope from the inspection · the moisture source, and whether it is fixed · each affected area and its size · occupants told what to expect · a photo of every area before work
Containment and protection: the containment used, if any · openings and vents sealed with plastic sheeting · HVAC in the work area turned off · HEPA air filtration running, if used · crew protection: respirator, gloves and eye protection · a photo of the containment
Removal and cleaning: moldy porous materials removed (drywall, insulation, carpet), what and how much · waste bagged and sealed before it leaves the work area · hard surfaces cleaned · HEPA vacuuming · photos during the work
Drying: dehumidifiers and fans in place · moisture readings each day, with the location of each · materials back to dry readings
Clearance: no visible mold or debris · no musty odor · final moisture readings · clearance inspection or testing, if required · a photo of every area after the work · containment removed
Close-out: what was done and what was removed · the readings log · what will keep it from coming back · sign-off by the client
Two rules make the record hold up. Photograph the same spots before, during and after, so the client can see the change. And never close out an area until the moisture source behind it is fixed and the readings show it is dry; the US EPA's guidance is that water-damaged materials should be dried within 24 to 48 hours to keep mold from growing.
Doing it in FieldPix
The inspection checklist is built into FieldPix as Mold Inspection, with readings, sizes and photos asked for in the right places. Load it on the job in one tap, and build the remediation checklist as your own from the list above. Every photo carries the time, date and location burned into the image, and one tap turns the job into a PDF report with your logo that you can share with the client from a private link. More on stamped job site photos.
Source: US EPA, A Brief Guide to Mold, Moisture and Your Home.
