Frequently Asked Questions

Yes, most states including Virginia are Buyer Beware. This makes it the buyer’s sole responsibility to protect their interest and no one else’s. If you are told you cannot hire your choice of home inspector, hold your ground, find another home, and contact DPOR or the Broker.  You get one opportunity to understand what you are buying; choosing the right home inspector is crucial.

There are many factors to consider when checking the cost of a home inspection. Contrary to the old saying, a home inspection is a home inspection, nothing could be further from the facts. The state of Virginia does not require a home inspector to have experience in home construction. Anyone from any background can become a Virginia home inspector in as little as 30 days. That should be concerning with homebuyers spending hundreds of thousands of dollars; it’s important to know who you are hiring. Home inspection fees are set by many factors, but one of the most important is home construction experience. Certainly, a homebuyer would not hire a shoe salesmen to inspect the electrical system of their home. After all, homebuyers are renting the home inspector’s knowledge of homes and their past experience with homes. If the homebuyers are paying less than $400.00 for the inspection that should throw up a red flag. Cheaper is not always better when you are spending hundreds of thousands of dollars. Cheaper may mean less experienced, new to the field and can also mean the inspection will simply meet the minimum standards.

Yes and no, depending upon the state. In Virginia home inspectors are not required by regulations to report mold regardless of the amount seen during a home inspection. Regardless of what the inspector says, read your inspection contract. Virginia Home Inspector Regulations have two areas that cover mold, “18VAC15-40-120 Home inspection contract. Sec B the home inspection contract shall include: B. To the extent that any of the following categories are not covered by the home inspection, they shall be noted as exclusion in the inspection contract: 8(k) The presence of any environmental hazards including toxins, carcinogens, noise, asbestos, lead-based paint, mold, radon, and contaminates in soil, water, and air.

“18VAC15-40-145. Competency for assignments.

1. The licensee shall undertake to perform professional assignments only when qualified by education or experience, or both.
2. A licensee shall not misrepresent to a prospective or existing client or employer his qualifications and the scope of his responsibility in connection with a home inspection.

In July 2022 Virginia updated the Home Buyer Disclosure 55.1-703. Now, if the buyer wants a mold assessment during the home inspection the home inspector must follow the guidelines of the EPA. The EPA makes it clear that professionals specifically trained in the mold assessment field should be doing the assessment and testing. Under VA Regulation 18VAC15-40-145 Competency for assignments, the home inspector must be certified by a private organization to conduct mold assessments and testing to be in compliance.

The Virginia Mold Change

The Virginia Department of Health set a standard for Virginia around 2020 and the Department of Professional and Occupational Regulations (DPOR) followed up on July 1, 2022 and issued Virginia Code 55.1-703.  Mold assessments must be conducted prior to mold testing and must be conducted by businesses that follow the EPA guidelines. These guidelines can be found in, A Brief Guide to Mold Moisture and Your Home, Mold Remediation in Schools and Commerical Buildings, also used for a residential setting, and Should You Have Your Air Ducts in Your Home Cleaned.

No more can the consumer be taken advantage of by mold inspectors and mold testers that come into the property and simply take air samples. Many would even ask the homeowner or property owner where they saw mold, so the mold inspector or mold tester could collect a sample from that location. This mold inspection service brings up some very important questions.

• Who is the professional and why are they being paid?
• They were called for their expertise; why are they asking their client where the mold is?
• Should they not look for it, it’s their job.

The simple collection of samples, whether they be air or surface is not a mold assessment and it should never take place; it’s a waste of money. The typical fee for this wasted service is 300-500 dollars. What you get for your money is a lab report that will tell you that you have mold spore in your air, and if a swab or tape lift was collected it will, ninety-nine percent of the time, show that mold was present on the swab or tape lift. Every indoor environment will have mold spores, and mold spores settle on surfaces because they are microscopic; we cannot see them but they are there.

Mold can hide in the most unbelievable places and unless you look for it, and know how to look for it, you will not find it. Mold can grow at an alarming rate and a small area can quickly become a large area. Mold will make you, your family, and your visitors sick.  Mold testing alone can return negative results and leave you unaware of the large area of growth in the attic, crawlspace, and HVAC system. Mold testing by itself is not recommended by the EPA, AIHA, or the CDC. It’s a waste of your money!

The sample report below is of an actual Certified Mold Assessment conducted by Aztec Home Inspections Inc. The lab results for this evaluation show that problem mold was present. If the person evaluating your home for mold does not conduct a thorough visual evaluation a lot of mold growth can go undetected. This can leave you and your doctor scratching your heads.

Mold sampling by itself takes about 45 minutes, enough time to simply collect air and swab samples. You then get a lab report and that’s it.

Aztec Home Inspections Inc believes you deserve better and we adhere to the Virginia Code 55.1-703 when conducting Certified Mold Assessments and collecting mold samples.

Our Certified Mold Assessments typically take 2-3 hours, depending on the property size, complexity, and level of mold contamination. Your Certified Mold Assessment report with full-color digital photographs, and videos when necessary, along with your lab report, if samples are collected is delivered within three business days from mold sample collection. The Mold Remediation or Sanitization Protocols provide instructions on how to combat the discovered mold and water problems. This information along with the lab results will give you the information necessary to turn your sick home into a healthy home. Your home will feel better, but more importantly, you will feel better and breathe easier. A Certified Mold Evaluation is included with all of our home inspections.

View our Mold Assessment Sample Report

No, under the Virginia Home Inspector Regulations this is a prohibited act. VA Reg 18VAC15-40-155 Prohibited acts. (13) Having cited, stated, or represented that there exists a violation of the Virginia Statewide Building Code in a home inspection report or other supporting documents by a licensed home inspector is a prohibited act. Fines and penalties included, license suspension, revocation and/or fines.

The interior of the property is evaluated for plumbing, roofing, and condensation leaks, along with verifiable points of water intrusion. During the interior mold assessment walls, ceilings, cabinets, and furniture are investigated for a substance that is fuzzy and standing off the surface. However, this does not mean that the substance is mold. Relative humidity readings should be taken at various areas and levels of the property. The HVAC system is evaluated by removing floor registers to view down the branch ducting as far as possible, evaluating the air register for the presence of fuzzy growth, evaluating the cleanliness of the air filter, and removing the air handler access cover to evaluate the inside of the air handler for the presence of mold growth.

The crawlspace, unfinished basement, cellars, and attics are evaluated for water intrusion, humidity buildup due to lack of ventilation, water intrusion or plumbing leaks, and the presence of mold growth.

Once the mold assessment is complete the mold inspector/tester can begin to understand the property as it relates to water intrusion, humidity buildup, and the visible presence of mold growth. This information is then used to determine where to collect mold samples and determine if and why the property has a mold problem.

As the mold samples are being collected they should be immediately labeled by location and photographic documentation. The mold samples should be shipped as soon as possible to a mold lab certified by the American Industrial Hygiene Association (AIHA) or the American Conference of Governmental Industrial Hygienists (ACGIH).

When the mold test lab report is received the mold assessment report and mold remediation and/or mold sanitization protocols are produced. The mold assessment, mold remediation, and/or sanitization protocols along with the mold test lab report are delivered to the client.

That ends the Mold Assessment, but how is it different and why should a mold assessment take place?  A mold assessment provides the client with actionable information. Important information about mold, such as where water intrusion is occurring or if the potential for water intrusion exists, where plumbing leaks are located, condensation leaks or roof leaks are located, where the mold growth exists, and what you should do next. The simple process of collecting mold samples only provides you with the lab report, and without the mold assessment there is no actionable information. So, mold testing lab reports alone should not be used to make a decision regarding the mold condition of any property.

No, contrary to many blog posts homebuyers may have read, no home inspector will determine when future maintenance needs will occur or determine how long a system or component will last. This is an impossible task as no one knows when something will fail. Even new components can and will fail immediately after installation.  The home inspector states what is during the inspection, not what will be after the inspection.

Here is the problem: mold must have 60% relative humidity to grow. So, if relative humidity inside the home is less than 60% or the mold growth is a result of intermittent water intrusion, an intermittent plumbing leak, or a roof leak it will go dormant and stop sporulating (growing and putting off mold spore) when the water source stops. This action reduces the mold concentration in the indoor air, thus showing low mold spore concentrations in the indoor air resulting in a determination from the lab that the property does not have a mold problem. On the other hand, there may have been high winds or current or recent rain that lowered the outside air concentration resulting in a determination from the lab that the property has a mold problem, but had no visible mold growth. This is why a mold assessment is so important. Sampling is a part of the criteria used to determine if a property does or does not have a mold problem; the assessment is the other piece of the puzzle. Without the mold assessment, the lab report is just paper with words and numbers.

Aztec Home Inspections Inc’s Certified Mold Assessment is included with every home inspection. Mold Testing, if necessary will be determined at the end of your home inspection after we have documented proof to justify the testing fee. Mike Donitzen, the owner of Aztec Home Inspections Inc, is a certified mold inspector, tester, and remediator and holds certifications for moisture intrusion. With certifications from the International Association of Indoor Air Consultants, (IAQ2), and NORMI, you can rest assured you are getting the most accurate and up-to-date information regarding mold, mold inspection, testing, and remediation. The Certified Mold Assessment provides you with insight and guidance to assist you in determining if mold testing should be conducted. This saves you both time and money. Instead of referring you to another company that may charge up to $475.00 to just collect samples, for just $35.00 Aztec Home Inspections Inc will provide a Certified Mold Assessment with your home inspection, and if you decide mold sampling is right for you, you can add that to your inspection fee for $275.00. AHI also offers a stand-alone Certified Mold Assessments. Much like a home inspections but the focus is on moisture/water intrusion and mold growth.  Just like all homes have some level of radon, all homes have mold spores, but should never have actual mold growth. Mold growth is visible, but mold spores cannot be seen without the use of a microscope.e Virginia Mold Change

The Virginia Department of Health set a standard for Virginia around 2020 and the Department of Professional and Occupational Regulations (DPOR) followed up on July 1, 2022 and issued Virginia Code 55.1-703.  Mold assessments must be conducted prior to mold testing and must be conducted by businesses that follow the EPA guidelines. These guidelines can be found in, A Brief Guide to Mold Moisture and Your Home, Mold Remediation in Schools and Commerical Buildings, also used for a residential setting, and Should You Have Your Air Ducts in Your Home Cleaned.

No more can the consumer be taken advantage of by mold inspectors and mold testers that come into the property and simply take air samples. Many would even ask the homeowner or property owner where they saw mold, so the mold inspector or mold tester could collect a sample from that location. This mold inspection service brings up some very important questions.

• Who is the professional and why are they being paid?
• They were called for their expertise; why are they asking their client where the mold is?
• Should they not look for it, it’s their job.

The simple collection of samples, whether they be air or surface is not a mold assessment and it should never take place; it’s a waste of money. The typical fee for this wasted service is 300-500 dollars. What you get for your money is a lab report that will tell you that you have mold spore in your air, and if a swab or tape lift was collected it will, ninety-nine percent of the time, show that mold was present on the swab or tape lift. Every indoor environment will have mold spores, and mold spores settle on surfaces because they are microscopic; we cannot see them but they are there.

Mold can hide in the most unbelievable places and unless you look for it, and know how to look for it, you will not find it. Mold can grow at an alarming rate and a small area can quickly become a large area. Mold will make you, your family, and your visitors sick.  Mold testing alone can return negative results and leave you unaware of the large area of growth in the attic, crawlspace, and HVAC system. Mold testing by itself is not recommended by the EPA, AIHA, or the CDC. It’s a waste of your money!

The sample report below is of an actual Certified Mold Assessment conducted by Aztec Home Inspections Inc. The lab results for this evaluation show that problem mold was present. If the person evaluating your home for mold does not conduct a thorough visual evaluation a lot of mold growth can go undetected. This can leave you and your doctor scratching your heads.

Mold sampling by itself takes about 45 minutes, enough time to simply collect air and swab samples. You then get a lab report and that’s it.

Aztec Home Inspections Inc believes you deserve better and we adhere to the Virginia Code 55.1-703 when conducting Certified Mold Assessments and collecting mold samples.

Our Certified Mold Assessments typically take 2-3 hours, depending on the property size, complexity, and level of mold contamination. Your Certified Mold Assessment report with full-color digital photographs, and videos when necessary, along with your lab report, if samples are collected is delivered within three business days from mold sample collection. The Mold Remediation or Sanitization Protocols provide instructions on how to combat the discovered mold and water problems. This information along with the lab results will give you the information necessary to turn your sick home into a healthy home. Your home will feel better, but more importantly, you will feel better and breathe easier. A Certified Mold Evaluation is included with all of our home inspections.

It really depends on the inspector. Under Virginia regulations home inspectors are not required to access attics, roofs or crawlspaces. In fact, all that is required is to view the attic and crawlspace from the opening and to view the roof from the ground.  Viewing the roof from the ground, per regulations, can be done without the use of specialized tools such as binoculars.

No, the Virginia regulations only requires home inspectors to inspect built-in appliances that are physically attached to the home like microwaves, dishwashers and garbage disposals.

Many times, we have heard from the selling side, “How do you know it’s mold”? We have also heard from the buying side, “The EPA says mold testing is not necessary”. On one hand, the selling side has a point looking at a questionable substance and calling it mold, or saying it’s not mold is ludicrous. Mold can only be identified under direct microscopic examination. As a seller, I would not want to face the cost of mold remediation/sanitization unless it has been proven by a certified lab that the substance is mold. On the other hand, saying the EPA says mold testing is not necessary can be due to a lack of knowledge of the subject matter or intentional. Remember, you will be the one living there.

It’s also clear that an assessment of the property must be conducted before samples are collected and a sampling plan is formulated. The purpose is to determine if a mold colony is sporulating and how far the mold spores are traveling. There can be a mold colony in the basement that is growing and through air currents, the mold spores can reach the top-floor bedrooms. Without the assessment and proper testing, this knowledge would not be obtained. It’s very important to know there is a high air concentration of mold spore in a bedroom that has no visible mold growth. It’s important to understand where the mold spores are coming from. Without that information, you cannot adequately clean the property and reduce the mold spore air concentration.

Yes, the inspector must remove the cover or state in the report why the cover was not removed. In fact, for any system or component that would normally be inspected but was not inspected, the inspector must provide a written reason as to why it was not inspected.  Example: The inspector could not inspect the attic due to furniture or storage blocking the access. The inspector cannot simply state, not inspected, they must provide a reason.

Mold Spores Are Every Where

Mold spores are everywhere and their purpose is to aid in the breakdown and decay of organic matter. Before cleanup, Aztec Home Inspections Inc can conduct a mold assessment on your home or business and provide guidance in moisture control, identifying the level of mold spores and the species of the mold growth. Provide mold remediation or sanitization protocols for the mold remediator.

The EPA (Environmental Protection Agency) states that areas smaller than 3 feet by 3 feet can be cleaned by the average homeowner. But recommends larger areas be professionally removed and any item that cannot be cleaned, like drywall and insulation, is to be removed and replaced. The EPA also recommends testing, contrary to what you may have heard. In fact when dealing with an HVAC system the EPA states to turn it off, collect samples and do not turn it back on until the mold ahs been irradiated. During your mold assessment, Aztec Home Inspections Inc’s goal is to discover the point of origin (moisture). Moisture is the number one ingredient mold needs to grow so it stands to reason that if we control the moisture we control the mold. As a certified mold inspector, it is also my goal to teach you about mold spores and how high moisture and moisture intrusion relates to mold growth. Every home has mold spores, but contrary to a myth I hear quite often, every home does not have mold. The total indoor air mold spore count when compared to outside air mold spore count should be lower, if not then there is considerable evidence that an indoor mold problem exists. However, mold testing alone should never be the only criteria used to determine if a property does or does not have a mold problem. The presence of an odor or lack of odor is not an indicator that should be used to determine if a mold problem does or does not exist.

No, the Virginia Home Inspector Regulations do not require a home inspector to summarize their findings, but they must provide a written report regardless of the limitations placed by their client or the property.

No, the home inspector regulations do not require pictures or videos. All pictures and videos are provided as a courtesy and are only a representation of the issue. Repairs to the inspected home should never be made based on the provided pictures. There is an expectation that the licensed contractor conduct their own assessment and make repairs accordingly.

Yes, some home inspectors will inspect the repairs; some call this a repair inspection while others call it a Re-Evaluation Inspection, and there is a fee involved. The fee is well worth the money, as many times the seller hires a contractor and pays the invoice with the assumption that the contractor not only made the repair, but they also did so in an industry accepted manner. However, we have conducted many Re-Evaluation Inspections and to date, with over 20 years in the industry, only one was good to go.

Unfortunately, no! Virginia home inspectors are only required to carry 250K General Liability Insurance (GL). GL insurance protects the property and the seller should the home inspector damage the property through the normal course of the inspection. GL does not cover the home inspector’s client after the home inspection is complete. Only E&O insurance covers the home inspector’s client.

That depends on a lot of factors. Did the contract list this issue as something that would not be inspected? If it did, then you may have an uphill battle. Was the issue concealed by wall covering, insulation, storage, furniture or any other obstruction during the inspection? If yes, then the inspector cannot report what they cannot see So no, the inspector would not be liable. If the issue was clearly observable and the inspector failed to bring it to your attention then you may have a case, speak to an attorney. Keep in mind and consider the cost of the issue. An outlet cover costs less than $1.00, is it worth the battle? Focus on big ticket items.

No, the Virginia regulations do not require a home inspector to report any maintenance items discovered during a home inspection. This is where conducting your own home inspector research comes in; know who you are hiring and what kind of report you are going to get before you hire. Hiring based solely on price may leave you wanting. Request a sample inspection report.

That depends on the inspector. Some will be licensed contractors, some will have a home construction background, while others will have no background in home construction at all. Virginia has no requirements for home inspectors to have a background in home construction or to hold a contractor’s license. Again, do your homework. Hiring a home inspector that has ten years of experience in auto detailing can leave you in a very bad position. Know who you are hiring.

Home inspectors work for their client, typically homebuyers but can work for home sellers. Home inspectors do not work for Realtors, and they should represent the homebuyer with a complete unbiased position. Aztec Home Inspections, Inc does not sell homes, we inspect them. It’s not our job to talk you into purchase or negotiate repairs after the inspection. Frankly, we do not care if you buy the home. We want to do our best to make you aware of the condition the home is in and give you the necessary information you need to make a well-informed decision.

No, due to liability the home inspector should not move items during a home inspection. A small basket, a vacuum cleaner, sure that’s good service, but large items like dressers or a large volume of even small items is outside the scope of the home inspection. Read the inspection contract.

Yes, regardless of what blog post homebuyers may read or may have read, the only way to know for certain what a home inspector will and will not inspect, will and will not document on is to read the home inspection contract/agreement, the entire home inspection contract. Require it to be provided days before the inspection and seek legal advice. After all, it is a legal document.

Yes. Consider this, the home has a heating system and certainly homebuyers want that inspected during the home inspection. Failing heating systems do not cause lung cancer, but failing radon mitigation systems have a high potential to cause lung cancer. The replacement cost of a heating system is around 15k, a new lung is around 900K. The cost of a radon test is only $150.00, just get the test.

It depends on the state regulations. In Virginia, home inspectors are not required to check for building permits.

Yes. In Virginia, home inspectors must hold a New Residential Structures (NRS) designation. Without the designation, the home inspector is in violation of Virginia Home Inspector Regulation 18VAC15-40-35 and 18VAC15-40-145.