Short answer
A mold inspection is a visual and instrument-assisted evaluation of a property's moisture conditions and any visible or suspected mold. It includes reviewing the property's history, assessing accessible areas, measuring moisture and humidity, using thermal imaging to reveal hidden dampness, sampling only when warranted, and delivering a documented report with clear next steps. It is not a remediation sales visit, and it cannot certify a home "mold-free."
It starts with your concerns and the property's history
A useful inspection begins before any equipment comes out. The inspector asks what you have noticed — an odor, a stain, a past leak — and reviews the building's history. That context focuses the visit on the areas most likely to matter.
Mold is a moisture problem first. Knowing where water has been, or might be, is what turns a walk-through into an investigation.
Visual assessment of accessible areas
The inspector visually evaluates accessible interior and relevant exterior areas, looking for visible growth, staining, past water damage, and the conditions that allow mold to develop.
Not every dark mark is mold, and color alone does not indicate toxicity. A careful inspector documents what is actually observed rather than labeling every discoloration as "toxic black mold."
Moisture and thermal diagnostics
Moisture meters measure dampness in materials, a hygrometer measures indoor humidity, and a thermal (infrared) camera reveals temperature differences that can indicate hidden moisture. Together these tools point to areas worth closer attention.
It is worth being precise: a thermal camera does not "see mold," and a moisture meter does not detect mold. They find moisture — the condition mold needs.
Sampling — only when it answers a question
Air or surface sampling is a separate tool. It can help scope a problem, establish a baseline, or verify clearance, but it does not locate a water source and it is often unnecessary when mold is already visible. Sterling recommends sampling when it will actually inform a decision.
What you receive
You receive a written report with photos, moisture readings, plain-language findings, and clear recommendations — including any laboratory results if sampling was performed. The goal is information you can act on, not alarm.