Mold inspection and testing in York, PA
Eight kinds of inspection, one approach: look at everything, measure the moisture, sample what matters, and give you a report you can act on. I don't sell remediation, so there's nothing for me to talk you into.
- — Certified since 2010 through PMII
- — Accredited independent lab analysis
- — Report in 1-2 business days
- — Inspection and testing only
Pick the area you're worried about
Not sure which one fits? Call or text and describe it. I'll tell you what I'd look at and what it would cost before you commit to anything.
Basement Mold Inspection
Most of the mold calls I get in York County start in the basement. I come out, test it, and tell you what is actually there — I do not sell remediation, so there is nothing for me to talk you into.
What's included
Crawl Space Mold Inspection
Nobody goes in their crawl space, which is exactly why problems sit down there for years. I'll go in, take readings, pull samples, and show you photos of what's under your floor.
What's included
Attic Mold Inspection
Attic mold usually isn't a leak. It's ventilation, and a bath fan dumping wet air into the attic instead of outside. I'll find which one it is and document it.
What's included
Bathroom Mold Inspection
Surface mildew on grout is normal and you can clean it yourself. What I look for is the water that got behind the tile, under the vanity, or into the subfloor.
What's included
Real Estate Mold Inspection
Somebody flagged mold and now the deal is stuck. I test it, the lab analyzes it, and you get a report in one to two business days that both sides can actually use.
What's included
Mold Clearance Testing
The contractor says it's done. Clearance testing is how you find out. I'm not connected to whoever did the work, so the result is just the result.
What's included
Commercial Mold Inspection
Offices, apartment buildings, schools, restaurants, warehouses. Independent testing and documentation you can put in a file, send to a tenant, or hand to your insurer.
What's included
Landlord / Tenant Mold Inspection
Rental mold arguments go in circles until somebody brings numbers. I test the unit, the lab analyzes it, and both sides get the same report.
What's includedSearching for one specific thing?
Some people don't want the whole menu — they want the one page about the thing they typed into Google. Here they are.
Mold inspection cost in York, PA
The flat price — $450 residential, $785 commercial — what it includes, and why free inspections cost more.
Read thisMold inspector near me
What a real inspection covers, what to ask before you hire, and why free ones cost more.
Read thisMold testing near me
Air, surface and ERMI testing explained, with what each one can and can't tell you.
Read thisAttic mold
Why attics in this climate grow mold on the sheathing, and how the testing answers it.
Read thisAdd Whole-Home IAQ Testing to Your Mold Inspection
A bedroom or living room that just feels stuffy often needs more than a mold sample. Room-by-room readings of CO2, fine particulate and dust show which rooms stand out and whether ventilation is part of the story — clues that targeted mold testing alone won't give you. Available on inspections in the city of York and across the county. If it's a sleep-room issue, see how indoor air affects sleep.
- PM1.0
- PM2.5
- PM10
- CO2
- TVOC
- Formaldehyde screening
- Relative humidity
- Temperature
Particle readings point to common household sources consistent with the particle-size pattern observed. They don't identify a particle as mold, dust, pollen or pet dander.
Learn More About Indoor Air Quality TestingWhat a mold inspection costs in York, PA
Flat pricing, nothing hidden. Extra samples beyond the 4 included are $85 each. Lab results come back in 1-2 business days.
- Visual inspection of the areas of concern
- Thermal imaging
- Moisture meter readings
- 4 air or surface samples
- Accredited independent lab analysis
- Written report with photos and readings
- Phone walkthrough of the results
Covers properties or inspected areas up to approximately 2,500 sq ft. Larger properties may need more inspection time, more areas or more sampling, so the price can go up — I'll tell you the number before I come out.
Schedule a residential inspection- Visual inspection of the areas of concern
- Thermal imaging
- Moisture meter readings
- 4 air or surface samples
- Accredited independent lab analysis
- Written report with photos and readings
- Phone walkthrough of the results
Covers the extra reporting and square footage that comes with commercial buildings. Additional samples $85 each.
Schedule a commercial inspectionSee the report before you hire me
The inspection is only worth as much as the paperwork you're left holding. Mine lays out what I looked at, what I found, what the lab said, and what should happen next — in language you can hand to a contractor, a landlord, or a realtor.
- Inspection summary
- Lab sample results
- Moisture readings
- Area-by-area notes
- Photos of findings
- Recommendations
- Limitations
- Next steps
What people say after an inspection
Rated 5.0 from 5 Google reviews.
I could not recommend this business enough for mold inspections! If you're looking for quick turnaround, great communication and honest upfront service - this is your place. Tom was respectful, professional, and explained everything in great detail.
Truly the best! I can't say enough good things about Tom. I truly feel like I had someone I could count on by my side during this very stressful situation.
We had a great experience with Tom at Mastertech throughout this whole process. They took extra time to answer all of our questions and explained everything in a way that actually made sense.
Questions I get asked a lot
Call or text and describe what's going on. Most of the time the area you're worried about picks the inspection for you — basement, crawl space, attic, bathroom. If it's a real estate deal or a dispute, that changes the report more than the fieldwork.
Where I work
I cover York and the towns around it — basically anything within about 7 miles of 2400 Taxville Rd, York, PA 17408, plus a good bit of York County beyond that. If you're close and don't see your town, call me anyway.
Based in York, not a call center
You reach me directly, and I'm the one who shows up and does the inspection. Most weeks I can be out within a couple of days, sooner if you're up against a closing date.