How to Choose an Inspector and a Remediator

Navigating the world of mold professionals can be confusing, but one simple rule protects you from the most costly mistake: hire two separate experts.

• An independent mold inspector checks your home, writes the cleanup plan, and comes back afterward to confirm the job was done right.
• A certified remediation company does the cleanup.

The company that tests should not be the company that remediates. An independent inspector has no reason to do anything but give you an honest answer.

You may also see mold inspectors called Indoor Environmental Professionals, or IEPs. In this article, we use "inspector" to mean the same thing.

Choosing a mold inspector

Why inspectors need vetting

There are no federal regulations or national mandatory standards for mold inspectors. Licensing varies by state. Some states require a license, but in most states anyone can legally market themselves as a mold inspector without a license, formal training, or insurance. Certifications are mostly voluntary consensus standards developed by industry organizations.

Where to find a certified inspector

Start your search with these directories and credentialing bodies:

• MedVendor
• Indoor Air Quality Association (IAQA)
• American Council for Accredited Certification (ACAC)
• National Organization of Remediators and Microbial Inspectors (NORMI)
• Certified Industrial Hygienist (CIH) roster
• American Industrial Hygiene Association (AIHA)

Before you hire, do additional due diligence by checking with your state's consumer affairs department and the Better Business Bureau.

What to look for in an inspector

They are independent. An inspector should only conduct the initial inspection, collect samples, diagnose moisture issues, design solutions, oversee the project, and conduct clearance testing. They should not perform the remediation work themselves. Their job is to be your unbiased scientific advocate.

They are familiar with environmentally sensitive clients. Look for a credentialed inspector who is CIRS-literate. Ask directly: "Are you familiar with the Shoemaker Protocol and the testing methods relevant to chronically ill patients, such as ERMI and HERTSMI-2?" If they dismiss these concepts, they are not the right fit for a health-focused investigation.

Keep in mind that there are currently no federal limits or standards for airborne mold contaminants. Short-term air samples may not represent actual exposures and can't be interpreted in relation to health risks.

They use the right tools to find obvious and hidden water damage. A qualified inspector uses more than their eyes. They should have moisture meters and thermal imaging cameras to find hidden leaks, and be familiar with DNA-based dust tests (ERMI and HERTSMI-2), not only air samples. For a deeper look at these methods, see our guide to mold inspection and detection.

They match the method to the question. A good inspector is familiar with a range of tools and methods and can explain why they're using a particular inspection or sampling approach for the question you're trying to answer.

They can evaluate your HVAC system. They should be able to assess heating, ventilation, and air conditioning systems for microbial growth, and know when to refer you to an HVAC professional.

They hold a professionally recognized certification. The minimum is an active certification through ACAC or NORMI, or status as a Certified Industrial Hygienist. We typically want to see at least one of these, with the understanding that a license or certification doesn't guarantee competency in working with environmentally sensitive individuals.

Ideally, in addition to those credentials, the inspector has completed training for working with environmentally sensitive individuals, such as the CIRSx Medically Important Assessment 101 and 102 certification. You can search for certified professionals on MedVendor.

They put their findings in writing. They should be willing to write a report covering their findings, their interpretation of those findings, and their recommendations.

They interpret the samples themselves. A qualified inspector interprets any samples collected rather than leaving the interpretation to the lab.

The person doing the work is credentialed. The individual performing the inspection and writing the report should hold the credentials, not just the owner of the company.

If there isn't a CIRS-literate inspector near you, don't rule out the option. Many will travel, and many offer virtual inspections.

Want to learn more about medically important inspections? Enroll in the CIRSx Introduction to Medically Important Assessment online course and use promo code MOLDCO20 for a 20% discount.

Choosing a mold remediator

Why remediators need vetting

There are no federal standards mandating specific mold remediation procedures. In most states, any contractor can legally advertise mold removal services without formal training and with no accountability to any standard. Some states do require mold remediation licensing.

It helps to know the difference between the two credentials you'll see. A license is a legal requirement issued by a government. A mold remediation certification is a credential issued by a private organization, and adherence to industry consensus standards is voluntary. Neither a license nor a certification guarantees competency in working with environmentally sensitive individuals.

What to look for in a remediator

They specialize in mold. Mold should be their primary focus. They should readily provide certifications, pricing details, proof of insurance, licenses, and references.

They follow the ANSI/IICRC S520 Standard. The ANSI/IICRC S520 Standard for Professional Mold Remediation is the industry gold standard for effective mold remediation, but not all remediators are aware of it or follow it. On its own, it's generally not sufficient for environmentally sensitive individuals.

They understand medically important remediation. Beyond remediation credentials built on the S520 Standard, anyone performing remediation for environmentally sensitive individuals should understand the requirements for medically important remediation. Remediators who have passed the CIRSx Medically Important Remediation for Professionals course have trained in these advanced skills.

They follow your inspector's plan. The remediator should carry out the remediation protocol designed by your inspector.

They physically remove mold. Remediation should emphasize physical removal, not chemical treatment, dry fogging, encapsulation, or killing mold. Remediation has to remove growth whether it's dead or alive, because dead mold can still trigger illness. Our mold remediation guide explains why in more detail.

They put the scope of work in writing. The scope of work and the contract must both be written.

The people doing the work are certified. The individuals performing the remediation should hold the certifications, not just the company owner.

They use proper containment. This is critical. The crew must seal off the work area with plastic sheeting and use appropriately pressured HEPA air filtration devices, usually negative air pressure vented to the outside, to keep contamination from spreading to the rest of your home.

They clean as many times as it takes. They should confirm that multiple rounds of cleaning will be performed inside the containment area as needed. For environmentally sensitive individuals, Small Particle Cleaning is also needed to remove secondary contaminants from the home and belongings.

They address the root cause. The underlying issue that led to the water damage needs to be fixed before or during remediation. The cause may be a building defect or a plumbing leak, and fixing it usually means working with one or more other contractors.

They welcome third-party clearance testing. A confident, competent remediator will welcome an independent inspector returning after the work is done to verify its success.

As with inspectors, check with your state's consumer affairs department and the Better Business Bureau before you hire.

Want to learn more about medically important remediation? Enroll in the CIRSx Medically Important Remediation for General Audiences online course and use promo code MOLDCO20 for a 20% discount.

Any health-related claims made on this site have not been evaluated by the Food and Drug Administration (FDA). The information provided on this site is not intended as a substitute for professional medical advice, diagnosis, or treatment. Always seek the advice of your physician or other qualified health provider with any questions you may have regarding a medical condition. MoldCo assumes no responsibility or liability for any errors or omissions in the content of the references, nor for any actions taken in reliance thereon.