See the report before you hire me
An inspection is only worth as much as the paperwork you're left holding. So here's mine — download it, read it, and compare it to what anyone else is offering you. That's the whole point of putting it on the internet.
- — Photos, moisture readings and lab data
- — Independent accredited lab analysis
- — Delivered in 1-2 business days
- — Recommendations a contractor can bid from
The actual document, not a brochure
Most companies won't show you a sample. Ask yourself why.
When somebody calls me about mold, they're usually already worried and already confused. Half the time they've had a company out that told them the house was full of mold and handed them a five-figure quote with nothing to back it up.
A report should do the opposite of that. It should show you where I went, what I measured, what the lab found, and what I'd do about it — with enough detail that someone else could check my work and enough plain English that you can read it without a background in this stuff.
Download the sample below. If it makes sense to you, call me. If some other company can't produce something comparable, that tells you something too.
What you'll notice reading it
There's no scare language and no urgency pitch. Findings, numbers, photos, lab data, recommendations, limitations. That's it. I don't do remediation, so the report has no job other than telling you the truth about your building.
Ask me anything about what's in it or what yours would cover.
Every section of the report, explained
Here's what you get and why each part is in there.
Cover page and scope
Who the inspection was for, the property address, the date, and exactly what I was asked to look at. If the scope was limited to a basement, it says so — no pretending the whole house was covered.
Inspection summary
The short version, on one page. What I found, where, and what I think is causing it. If you only read one page, read this one.
Area-by-area findings
Room by room, or area by area. What I saw, what the meter read, and photos of anything that mattered. Written so someone who wasn't there can follow it.
Moisture readings
Actual numbers off drywall, wood, block and subfloor, with the location of each reading. Mold needs water, so these numbers usually explain the whole problem.
Thermal imaging images
Infrared images where they showed something — wet material behind a finished wall, a cold spot where condensation forms. Paired with a normal photo so you can tell what you're looking at.
Lab sample results
The independent lab's report, plus my explanation of it. Spore types, counts, what the indoor numbers look like compared to the outdoor control, and what that comparison actually means.
Photos of findings
Labeled photos of growth, water damage, staining, failed vapor barriers, bath fans venting into insulation — whatever the problem turned out to be.
Recommendations
What I'd do about it, in order of importance, with the moisture source first. Written as scope a remediation contractor can bid from without guessing.
Limitations
What I couldn't access or couldn't see, and what that means for the conclusions. Every honest inspection report has this section.
What people actually do with the report
A report that sits in a drawer is a waste of money. This one is built to be handed to someone.
- Hand it to a remediation contractor so they bid the same scope instead of making one up
- Attach it to a real estate negotiation or an inspection contingency
- Give it to a landlord or a tenant as neutral third-party documentation
- File it with an insurance claim as part of your documentation
- Use it as a baseline so a future test has something to compare against
- Prove a room tested clean, which is just as useful as proving it didn't
What 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 inspectionQuestions about the report
It's a sample built from the same template I use on every job, with the property details changed. The structure, the sections, the way readings and lab data are presented — all of it matches what you'd get.
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.