Why Buyers Should Consider a Mold Inspection During Due Diligence

When you tour a home, you see the paint, the floors and the light through the windows. What you can't see is what's happening behind walls, under floors and inside cabinets. My years as a registered nurse and my own personal experience with mold are a big part of why I encourage buyers to take a closer look before they commit. Not out of fear, but so every decision is made with clear information.

Where Moisture Hides

Mold and moisture go together, and moisture tends to show up in the quiet places first:

• Inside: basements, under-sink cabinets, windows and attics.
• Airflow: bath fans, kitchen exhaust, and attic and crawlspace ventilation that may not be doing its job.
• Outside: grading, gutters, roofs and foundations, the outside clues to inside conditions.
• Out of sight: what's behind walls and under floors, where you simply can't look during a showing.

A showing is a great time to notice clues. It isn't the time to find answers. That's what the due diligence period is for.

Why Due Diligence Is the Right Time

Once you go under contract, your Due Diligence period begins. This is your window to look closely at the home with qualified professionals before you move forward. A mold inspection during this window adds one more layer of information alongside your general home inspection.

If something is found, remember that findings are information. I'll help you understand them, connect with licensed professionals, and weigh your options, whether that's negotiating, requesting repairs, or moving forward.

One important note: a mold inspection doesn't replace a general home inspection. Buyers should still hire a licensed general home inspector and any other professionals they choose.

How Cody & Frankie's Inspection Works

Every buyer who signs a buyer broker agreement with me receives a free mold dog inspection through K9 Mold Dog Inspection, performed by Cody Hidalgo, Certified Mold Inspector, with Frankie, a Certified Mold Detection Dog. Each inspection is a thorough, in-depth microbial investigation that combines Frankie's nose with professional equipment and Cody's building-science expertise.

1. The walk-through. Cody begins with a thorough walk-through of the home to spot potential problem areas.
2. Frankie's search. On a leash, Frankie sniffs along every interior wall, alerting when she detects mold odors. Cody marks each spot.
3. A closer look. With Frankie resting in the van, Cody returns to every marked area. He visually confirms microbial growth or signs of moisture rather than reporting air-pathway alerts, and takes samples as needed.
4. Root cause & report. Cody works to pinpoint the root cause so the moisture problem can be fixed and any mold properly remediated, then prepares a detailed report with photos documenting what was found and where.

Along the way, Cody uses a borescope to see inside wall cavities and hidden spaces without demolition, a thermal imager to reveal temperature patterns that point to hidden moisture, and a moisture meter to confirm and measure moisture where Frankie alerts.

Why a dog? When Cody's own family experienced the health effects of mold, inspector after inspector proposed exploratory demolition, opening up walls and charging by the area explored. Cody knew there had to be a better way. Frankie's trained nose points him toward hidden mold odors, so he knows exactly where to look closer. As a Certified Mold Inspector, Certified Thermographer and Building Science Specialist, he then traces problems back to their source, so they can be fixed for good.

What to Plan For

• Time: inspections typically take three to eight hours, depending on the size of the home and the extent of the damage.
• Pets and toys: during Frankie's portion, please move pets to another room or the backyard, and put away stuffed toys. They're her kryptonite!
• Your report: a detailed photo report of what was found and where, so you have a clear path forward. If remediation is needed, you can be confident your money will be well spent.
• Eligibility: there are no limits on home size or distance. As long as I represent you, you get the free inspection.

Information provided is for educational purposes only and is not medical advice. Environmental testing and inspections are conducted by licensed professionals.