Mold Remediation Checklist¶

When to call professionals, what to look for, and verification steps to ensure your home is safe.

Critical Safety Warning

If you have mold illness or sensitivity, do NOT attempt any mold remediation yourself. Even with protective equipment, the exposure during cleanup can cause severe setbacks. Hire certified professionals and relocate during the process.

When to Call Professionals¶

Always Hire Certified Professionals For:¶

Contamination over 10 square feet of visible mold¹
Toxic species identified or suspected (Stachybotrys/black mold)
Mold in HVAC systems or ductwork
Hidden mold (inside walls, under flooring, in crawlspaces)
Structural water damage affecting building integrity
Any situation where you have mold illness/sensitivity
Mold resulting from sewage or contaminated water

Consider Professional Help For:¶

Musty odors with no visible source
Health symptoms that improve when away from home
Recurring mold despite previous cleanup
Mold in multiple locations
Any uncertainty about extent or species

Finding Qualified Remediators¶

Required Certifications¶

Look for at least one of:²

IICRC — Institute of Inspection, Cleaning and Restoration Certification
NORMI — National Organization of Remediators and Mold Inspectors
ACAC — American Council for Accredited Certification
RIA — Restoration Industry Association

Questions to Ask¶

Before Hiring:

"What certifications do you hold?"
"Are you licensed, bonded, and insured?"
"Can you provide references from recent jobs?"
"Will you provide a detailed written work plan?"
"What containment methods do you use?"
"Do you use HEPA filtration?"
"Is post-remediation testing included?"
"Do you address the moisture source, or just remove mold?"

Red Flags — Avoid Companies That:

Offer same-day testing AND remediation (conflict of interest)
Refuse to provide written documentation
Use scare tactics or high-pressure sales
Can't provide proof of certification
Don't discuss moisture source correction
Quote without seeing the property
Guarantee "mold-free" results (impossible claim)

Separating Testing and Remediation¶

Best Practice: Use different companies for testing and remediation.

Role	Who Should Do It
Initial Testing	Independent inspector (not remediator)
Remediation	Certified remediation company
Post-Remediation Testing	Same independent inspector or different third party

This prevents conflicts of interest.

Pre-Remediation Checklist¶

Before Work Begins¶

Documentation:

Written scope of work from remediator
Cost estimate in writing
Timeline for completion
Containment plan described
Air quality testing scheduled

Your Preparation:

Remove or protect belongings in affected areas
Identify items that may need disposal vs. cleaning
Arrange alternative housing during remediation
Notify neighbors if in shared building
Document existing conditions with photos/video

Questions Answered:

What PPE will workers use?
How will they contain the work area?
How will they prevent cross-contamination?
How will debris be removed and disposed?
What's the plan if they find more damage than expected?

During Remediation¶

What Proper Remediation Looks Like¶

Containment:

Work area sealed with plastic sheeting
Negative air pressure maintained (air flows INTO containment, not out)
HEPA air scrubbers running continuously
Worker entry/exit through sealed "airlock"

Worker Protection:

Full Tyvek suits
N95 or P100 respirators (minimum)
Gloves and eye protection
Boot covers or dedicated footwear

Removal Process:

Contaminated materials removed carefully (not ripped out)
Materials double-bagged in sealed plastic
HEPA vacuuming of all surfaces
Antimicrobial treatment of remaining structure
Documented disposal of contaminated materials

What They Should Find and Address:

All visible mold removed
Mold on hidden surfaces (back of drywall, behind insulation)
Water-damaged materials (even without visible mold)
The moisture source that caused the mold

What to Watch For (Problems)¶

Workers not wearing proper PPE
No containment barriers visible
Dust or debris spreading to clean areas
Strong chemical smells (some treatment is normal, overpowering is not)
Rushing to finish faster than quoted timeline
Reluctance to show you the work

Post-Remediation Verification¶

Before Accepting Work as Complete¶

Visual Inspection:

No visible mold anywhere
All damaged materials removed
Structure is dry (verify with moisture meter)
Area is clean and free of debris
No musty odor

Testing (Required):

Independent post-remediation air quality testing
ERMI score < 2 (or significant reduction from pre-testing)
Spore counts comparable to outdoor/control samples
Written clearance report from independent inspector

Documentation:

Before and after photos
Moisture readings documented
List of all materials removed
Product data sheets for any treatments used
Warranty or guarantee (if offered)

Clearance Testing Details¶

What "Clearance" Means:

Test	Pass Criteria
ERMI Score³	< 2 (significantly lower than pre-remediation)
Air Spore Count	Indoor < outdoor for all species
Stachybotrys	Not detected or minimal
Visual	No visible mold growth
Moisture	All materials < 15% moisture content

If Testing Fails:

Do not accept work as complete
Require remediator to address remaining issues
Retest after additional work
Do not make final payment until clearance achieved

Moisture Source Correction¶

Mold will return if moisture source isn't fixed.

Common Moisture Sources¶

Source	Correction
Roof leak	Repair/replace roofing, flashing
Plumbing leak	Repair plumbing, replace damaged pipe
Foundation seepage	Exterior waterproofing, French drain
Condensation	Improve ventilation, add dehumidifier
High humidity	Dehumidifier, HVAC adjustment
Poor drainage	Grade soil away from foundation
Bathroom moisture	Improve exhaust ventilation
Crawlspace moisture	Encapsulation, vapor barrier, dehumidifier

Verification Questions¶

What was the moisture source?
Has it been completely corrected?
What prevents it from recurring?
Are monitoring systems in place?

Post-Remediation: Moving Back In¶

Before Returning¶

Clearance testing passed
No musty odors detected
HVAC system professionally cleaned (if affected)
All repairs completed
Moisture monitoring plan in place

First Month Back¶

Monitor for symptom recurrence
Check problem areas weekly for moisture
Run dehumidifier if humidity > 50%
Maintain good ventilation
Address any water intrusion immediately

Ongoing Maintenance¶

Monthly visual inspection of previous problem areas
Humidity monitor in previously affected areas (keep < 50%)
Annual HVAC inspection and cleaning
Immediate attention to any leaks or water intrusion
Consider quarterly air quality testing first year

Small-Scale Cleanup Guidelines¶

Only appropriate if:

Less than 10 square feet of mold
Non-toxic species (not black mold)
On non-porous surface (tile, glass, metal)
You have NO mold sensitivity
Moisture source already fixed

If You Must DIY (Small Areas Only)¶

Protection:

Process:

Isolate area (close doors, seal vents)
Dampen moldy surface (prevents spore release)
Clean with soap and water or diluted bleach (1 cup per gallon)
HEPA vacuum entire area after cleaning
Bag all contaminated materials in plastic
Shower and wash clothes immediately after

After Cleanup:

Monitor for recurrence
Address moisture source
Consider professional testing to verify

When DIY Isn't Appropriate

If you feel worse after cleanup, or if mold returns within weeks, you likely have a larger problem requiring professional assessment. Stop DIY efforts and call a certified inspector.

Cost Considerations¶

Typical Cost Ranges¶

Service	Cost Range
Initial inspection	$300-600
ERMI testing	$200-400
Small remediation (1 room)	$500-2,000
Medium remediation (bathroom, crawlspace)	$2,000-6,000
Large remediation (multiple rooms, HVAC)	$6,000-25,000+
Crawlspace encapsulation	$5,000-15,000
HVAC cleaning	$500-1,500
Post-remediation testing	$200-400

What Affects Cost¶

Size of affected area
Type of materials involved (drywall vs. concrete)
Accessibility (wall cavities, crawlspaces)
Species of mold (toxic species require extra precautions)
HVAC involvement
Structural damage extent

Insurance Considerations¶

Many policies cover water damage but exclude mold
Some cover mold "resulting from" covered water damage
Document everything for potential claim
Get inspection before filing claim (know what you're dealing with)
Consider public adjuster for large claims

Bram's Remediation Experience¶

Initial ERMI Score: 12.7 (extreme contamination)

Scope of Work: - Complete bathroom tear-out - Master bedroom wall section removal - Crawlspace encapsulation + dehumidifier - HVAC duct cleaning - Total: $24,500

Timeline: - 3 weeks for remediation - 2 weeks additional for repairs - Relocated to rental during process

Post-Remediation ERMI: 1.2 (safe)

Key Lessons:

"The visible mold was maybe 20% of the total problem. Behind walls, in the crawlspace, in the HVAC—that's where most of it was hiding. Professional inspection was worth every penny."

"I thought I couldn't afford remediation. Turned out I couldn't afford NOT to do it. My health was costing me more than the remediation every month I delayed."

Resources¶

Finding Inspectors/Remediators¶

IICRC Locator: iicrc.org/locator
NORMI Certified Professionals: normi.org
ACAC Directory: acac.org

Testing Labs¶

ERMI Testing: Mycometrics — EPA-licensed ERMI analysis
EMLab P&K: emlab.com — Various mold testing services

Additional Information¶

EPA Mold Resources: epa.gov/mold — Official guidance documents
Surviving Mold: survivingmold.com — Dr. Ritchie Shoemaker's CIRS resources
ISEAI: iseai.org — International Society for Environmentally Acquired Illness

Continue to Further Reading or return to Resources

The 10 square foot threshold comes from EPA guidance on mold remediation. Areas larger than this require professional containment and equipment. ↩
The IICRC S520 Standard for Professional Mold Remediation is the industry consensus document for mold remediation procedures. It establishes containment requirements, worker protection protocols, and clearance criteria. Many insurance companies and building codes reference this standard. The EPA's "Mold Remediation in Schools and Commercial Buildings" guide provides complementary federal guidance. See: IICRC S520 and EPA Mold Remediation Guide. ↩
The Environmental Relative Moldiness Index (ERMI) was developed by the EPA using DNA-based testing to quantify 36 mold species. Scores above 5 indicate elevated mold; above 10 indicates severe contamination. ↩