If you’re buying a home, you probably assume the home inspection covers mold. Most people do. And most people are wrong. Let me explain what your inspection actually leaves out, because this is the kind of thing you only find out about after you have closed, and by then it is your problem.
Standard home inspections usually exclude mold
Read the fine print on a typical home inspection agreement and you will almost always find a mold exclusion. A standard inspection during a contingency period is not a mold inspection, and they are not obligated to go looking for it.
Why? Because finding hidden mold is a specialized job that a general inspector isn’t equipped for. Any home inspector that treats mold testing as an add on service is most likely going to set up an air sampling machine to run one test on each floor and maybe take a dust sample – if there is any dust present. Mold behind a wall, in the HVAC system, or under flooring isn’t on their list, and their contract says so.
Why this matters more than buyers realize
Here is the trap. A home can pass its inspection with flying colors and still have an active mold problem hidden inside the walls or under the floors, especially in older homes, or any home that has had a leak, a flood, or a finished basement. It is also important to note that even a new build or relatively new house is not a guarantee to be mold free. In fact, as homes are built faster and tighter (i.e. built for more energy conservation) there is actually an equally high likelihood that mold may be present.
The seller may not even know, and in the state of MN especially, is highly protected when it comes to disclosing any known moisture or past water intrusion events. The legal language expresses “good faith” and “best of sellers knowledge” for water intrusion, damage, or mold growth. But once you own it, and depending on how you protect yourself, the cost of remediation may land entirely on you if you can’t prove negligence on behalf of any party involved – including the realtors that are part of the transaction. And mold problems have a way of showing up right after move-in, when your budget is already stretched thin.
What a mold dog inspection adds before you close
This is where a dog earns her keep. During your buying due diligence, we can bring Winnie through the property and check for hidden mold the standard inspection isn’t looking for.
Because she detects the odor of active mold, not just what is visible, she can flag a problem behind a wall or under flooring before you sign. That gives you real leverage. You can negotiate the price, ask the seller to remediate, or walk away entirely. Buyers are increasingly adding mold dog inspections to their due diligence for this reason for all home types.
Why the numbers do (should) add up
“But I don’t have extra money for a mold inspection when closing costs and my downpayment are already $25–50.”
I have been there, the budget is already tight, but we are talking less than 0.5% of the home’s total purchase price, and sometimes less than 0.25%, to add a mold inspection. In the long run you are paying for peace of mind to be able to confidently step into your new home, and for most prospective buyers this will always be worth it.
If you’re under contract or about to make an offer, this is the moment to check, not after you have the keys. It is a small step now that can save you a very expensive surprise later. Mold Dog Midwest can help.