Mold inspection report template, a filled-in sample, and how to write one
A mold inspection report says why you were called, what you inspected and what you couldn't reach, where the moisture comes from, the readings, each affected area with its size and photos, any samples, and what has to happen next, starting with the moisture. Below are the template, a filled-in sample and how to write each part.
Download the report template: PDFWordFilled-in sample (PDF)
The template
One report per inspection. Print the PDF and fill it in, or type into the Word file.
Mold inspection report, [date]
Property: [address and building type] · Client: [name and phone]
Inspector: [name, company, and license number if your state requires one]
Conditions: [outdoor temperature, relative humidity, weather]
Reason for the inspection: [what the client noticed, and any history of leaks or flooding]
Areas inspected: [rooms and spaces, and the tools: moisture meter, thermal camera, hygrometer]
Not inspected: [any area you couldn't see or reach, and why]
Moisture sources: [what is wet, why, and whether it is still active]
Readings: [indoor temperature and relative humidity · moisture readings, each with its location]
Findings, one per area:
[#] [where] · [what you found] · [approximate size] · [moisture reading] · photos [numbers]
Samples: [type, location, ID and lab for each, or "none taken"]
Conclusion: [what is there, how widespread, and the cause]
Recommendations: [the moisture fix first, then the scope of any remediation, then a clearance check]
Limitations: [what this report doesn't cover]
Photos: [numbered, a wide and a close-up for each area]
Signed: [inspector], [date]
A filled-in sample report
The same template, filled in for a made-up house the way a finished report should read. Download this sample as a PDF.
Mold inspection report Sample
Property: 123 Main Street, Anytown (sample) · two-story house with a finished basement
Client: The homeowner, (555) 010-0123
Inspector: Alex Morgan, Your Company Name
Date and conditions: May 6, 2026, 9:30 AM · outdoors 64°F, 58% relative humidity, dry
Reason for the inspection: Musty smell in the finished basement since the water heater leaked in March. The homeowner dried it with fans; no remediation since.
Areas inspected: Exterior, the whole basement, the first-floor bathroom and the attic. Visual check, a pin moisture meter, a thermal camera and a hygrometer.
Not inspected: Inside the finished basement walls (no holes cut) and the crawlspace under the porch (no access).
Moisture sources:
1 · Water heater: the March leak is fixed (new heater), but the drywall and carpet next to it were never removed
2 · Downspout at the north corner empties against the foundation; damp concrete inside at that corner
3 · First-floor bathroom fan vents into the attic, not outside
Readings:
Basement 71°F, 67% relative humidity (first floor 70°F, 48%)
Drywall by the water heater 38% (dry walls in the same room 11 to 13%)
North corner concrete wet on the meter; dry elsewhere
Findings:
1 · Basement, utility room wall by the water heater · visible growth on the lower 2 feet of drywall and the baseboard; carpet pad stained and damp · about 16 sq ft · drywall 38% · photos 4 to 9
2 · Basement, north corner · white powder (efflorescence) on the concrete and a musty odor; no visible growth · about 6 sq ft · concrete wet · photos 10 to 12
3 · Attic, above the bathroom · dark staining on the roof sheathing around the fan duct · about 8 sq ft · sheathing 22% · photos 13 to 16
4 · First-floor bathroom ceiling · small spots around the fan grille · under 1 sq ft · dry · photo 17
Samples: Two air samples (basement and outdoors as the control) and one tape lift from the drywall at finding 1. Sent to the lab; results attached when they come back.
Conclusion: Active growth in the basement utility room caused by the March leak, and staining in the attic from a bathroom fan that vents into it. The rest of the house looked dry.
Recommendations:
1 · Re-route the bathroom fan to vent outside; extend the north downspout at least 4 feet from the house
2 · Remediation of the utility room wall and carpet (about 16 sq ft, above the EPA's 10 sq ft mark) by a remediation company, with containment
3 · Clean and treat the attic sheathing after the fan is re-routed; replace it if it's soft
4 · Run a dehumidifier in the basement and keep it under 50% relative humidity
5 · Clearance check with moisture readings after the work
Limitations: A visual inspection with readings on the day of the visit. It doesn't cover hidden areas we couldn't see or reach, and it isn't medical advice.
Signed: Alex Morgan, May 6, 2026
How to write a mold inspection report
- Start with the facts of the visit: the property, the client, the date, and the outdoor temperature and humidity. Then say why you were called, in the client's words if you can.
- List what you inspected and how, and what you didn't. Inside closed walls, a locked crawlspace or a room full of boxes are fine to skip, as long as the report says so.
- Name the moisture sources before any mold. For each one, say whether it is still active or already fixed.
- Give the readings with their locations, and a dry reading from the same material for comparison. "Drywall 38%, dry walls 11 to 13%" tells the reader something; "elevated moisture" doesn't.
- Write one finding per area: where it is, what you saw, its approximate size, the reading there, and the photo numbers.
- Record every sample, or say none were taken. Match each sample ID to a place in the report so the lab results can be read against it.
- End with the conclusion and the recommendations, moisture first, then the remediation scope, then how the area will be checked afterwards. Sign, date and send it while the details are fresh.
Writing findings people can act on
A good finding says where, what, how big and how wet. Compare:
- Vague: "Mold found in the basement."
Useful: "Basement utility room, wall next to the water heater: visible growth on the lower 2 feet of drywall and the baseboard, about 16 sq ft. Drywall reads 38%; dry walls in the same room read 11 to 13%. Photos 4 to 9." - Vague: "Moisture issue in the attic."
Useful: "Attic above the bathroom: dark staining on the roof sheathing around the fan duct, about 8 sq ft. The bathroom fan vents into the attic instead of outside. Photos 13 to 16." - Vague: "Musty smell."
Useful: "Basement north corner: musty odor and white powder on the concrete, no visible growth. The downspout outside empties against the foundation at this corner. Photos 10 to 12."
Sizes, scope and who does the work
The size of each area drives the recommendation. The US EPA's guidance is that areas larger than about 10 square feet call for its guidance on larger cleanups; at that size a remediation company usually does the work. Say the size of each area and the total, so the remediation scope can be priced from the report.
Many states license mold assessment and remediation work, and some don't allow the same company to assess and remediate the same job. Check your state's rules, and put your license number on the report where one is required. In New York, see the remediation plan, work plan and clearance report Article 32 asks for.
Photos in the report
Number the photos and refer to them by number in each finding. For each area, take a wide photo that shows where it is in the room, a close-up of the growth or staining, and one with a tape measure or the meter reading in the frame. Photos that carry the date, time and location in the image are much harder to argue with later, for example after the remediation, when someone asks what was there before.
Common mistakes
- Describing the mold and never naming the moisture source behind it.
- Readings with no location, or no dry reading to compare them with.
- Areas with no size, so nobody can price the remediation.
- Leaving out what you didn't inspect.
- Health claims. A mold inspection report documents conditions; anyone with health concerns should talk to a doctor.
Doing it in FieldPix
Run the built-in Mold Inspection checklist on the job, with readings, sizes and photos asked for in the right places, or record a walkthrough: say what you find and take photos as you go, and FieldPix writes notes for each area with the photos under them. Every photo carries the time, date and location burned into the image. One tap turns the job into a PDF report with your logo that you can share with the client from a private link. See FieldPix for mold and water damage.
Source: US EPA, A Brief Guide to Mold, Moisture and Your Home.
