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Mold inspection checklist

A mold inspection checklist for homes, rentals and buildings in the US, filled in room by room on a phone. Start with the outside, plumbing and HVAC checks EPA lists for moisture control. Then add each room: visible growth measured with a tape or from a photo, with its EPA size category, the moisture source, moisture meter readings against a dry reading on the same material, humidity, odor, the exhaust fan and photos. Record whether sampling was done, the recommendations and the actions. In the UK, use the damp and mould inspection form.

For property managers, landlords, home inspectors, maintenance teams, restoration contractors and mold assessors recording a visual mold inspection in the US.

This form is written for the US (EPA guidance, US spelling, square feet). For UK homes, use the damp and mould inspection form, built around Awaab's Law and HHSRS for housing in England.

  • Each room as a space with visible growth measured from a photo and the EPA size category (under 10, 10 to 100, over 100 sq ft)
  • Moisture sources, an active leak flag, exhaust fan, materials affected and photos for each room
  • Moisture meter readings on the affected material against a dry reference, plus humidity flagged above 60%
  • Outside, plumbing and HVAC drip pan checks, a sampling page with EPA's advice, and state licensing notes for Florida, New York and Texas
  • Totals for rooms and square feet affected, recommendations, actions with priority, owner and date, and two signatures
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What should a mold inspection checklist include?

A mold inspection is useful when each patch of growth is tied to its water source. Recording the size, the source, whether it is still wet and a meter reading against a dry area of the same material tells the owner what to fix first. EPA's advice is to fix the water problem and dry wet materials within 24 to 48 hours, so the report should lead with that, not with a list of stains.

Last updated . Facts checked by the SiteSurvey team on 27 October 2026 against U.S. EPA, A Brief Guide to Mold, Moisture and Your Home, U.S. EPA, Mold Testing or Sampling, U.S. EPA, Mold Remediation in Schools and Commercial Buildings Guide: Table 2, Florida Statutes 468.8411, Definitions (mold-related services), Florida Statutes 468.8419, Prohibitions; penalties, New York State Department of Labor, Mold Program and Texas Department of Licensing and Regulation, Mold Assessors and Remediators FAQ.

How to do a mold inspection

Bring a moisture meter, a hygrometer, a flashlight and the occupant's account of what they have seen.

  1. Set up the inspection

    Enter the property, why the inspection is being done, any known leaks or floods, and the state. If an occupant has raised health concerns, note it.

  2. Check outside, plumbing and HVAC

    Look at the roof and gutters, ground slope, windows and doors, the crawlspace or basement, visible plumbing, the dryer vent and the air conditioning drip pan and drain line.

  3. Inspect each room

    Add every room you enter. Measure each patch of growth, record the moisture source, take meter readings on the affected and a dry area of the same material, and photograph the growth and the source.

  4. Decide on sampling

    Record whether samples were taken and why. Attach the laboratory report if there is one.

  5. Recommend and assign

    Pick the recommendations, give each action a priority, owner and date, choose the outcome and sign with the owner or manager.

What makes a mold inspection useful

Each room: growth size, moisture source, still wet, and meter readings against a dry reference

Kitchen: growth on the sink base and cabinet floor, about 2 ft by 1.5 ft (3 sq ft, EPA small category). Source: slip joint on the sink trap dripping. Still wet. Pin meter on the cabinet floor 38 against 12 on a dry shelf of the same board. Action: plumber to replace the trap the next day, then remove and replace the sink base and dry the cabinet.

Fictional example. Record the actual evidence and approved arrangements for your job.

A common recording mistake

Cleaning or painting over the growth without finding the leak or the broken fan, so it is back within weeks. EPA advises against painting or caulking over moldy surfaces.

What happens next

Stop the water first, dry the wet materials, then clean or replace what is moldy and re-inspect the rooms to show the source is fixed and the materials are dry.

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Every question in the mold inspection checklist template

A US visual mold inspection of a home or building: the outside, plumbing and HVAC checks EPA lists for moisture control, then each room with visible growth measured with a tape or from a photo and its EPA size category, moisture sources, moisture meter readings against a dry reference, humidity, odor and exhaust fans, materials affected and photos, whether sampling was done, EPA-based recommendations, actions and sign-off. 6 sections and 104 questions. Follow-up questions and guidance appear only when an answer calls for them, so the person on site never sees the ones that do not apply.

Make it your own: every question is editable

This is a starting point, not a fixed form. Once it is in your SiteSurvey account you can reword any question, add or remove questions, sections and answer options, and add your own logo, so it fits the way your team works and the jobs you do.

Details you only enter once

Add this form to a project in SiteSurvey and it fills in what the project already knows, so nobody on site retypes it and every form on the job uses the same names. Anything filled in can still be changed.

  • Project: the project name
  • Property address: the site address, from the space or the project
  • Owner or property manager: the project's customer

Inspection details

Fill in before you start the walk-through.

  • ProjectShort answer

    Filled in from the project in SiteSurvey.

    Fills in from the project name
  • Property addressShort answer
    Fills in from the site address, from the space or the project
  • Owner or property managerShort answer
    Fills in from the project's customer
  • Location (GPS)Short answer
  • Inspection date*Date
  • Inspected by*Short answer
  • Property typeChoose one
    • Single-family house
    • Townhouse
    • Apartment or condo unit
    • Multifamily common areas
    • Office or commercial
    • School
    • Other
  • OccupancyChoose one
    • Owner-occupied
    • Rented
    • Vacant
  • Year built (approximate)Short answer
  • Why is the inspection being done?Tick all that apply
    • Visible mold reported
    • Musty odor
    • After a leak or flood
    • Before buying or leasing
    • Move-in or move-out
    • Follow-up after cleanup
    • Routine check
  • Known leaks, floods or repairs, and what the occupant has seenNotes
  • Has an occupant raised health concerns?Yes or No
  • CheckEPA advises anyone with health concerns to consult a health professional before starting cleanup. Record what you were told; this form does not assess health.
    Shown when “Has an occupant raised health concerns?” is Yes
  • State*Choose one

    Shows the state licensing note where we have one.

    • Florida
    • New York
    • Texas
    • Other state
  • InspectorChoose one
    • Owner or property manager
    • Home inspector
    • Licensed mold assessor
    • Contractor
    • Other
  • Mold assessor license numberShort answer
    Shown when “Inspector” is “Licensed mold assessor”
  • GuidanceFlorida Statutes 468.8411 and 468.8419: a "mold assessment" includes physical sampling and detailed evaluation to form a hypothesis about mold growth of more than 10 square feet, and only a person who complies with the state's mold assessor rules may perform or offer one. An assessor may not remediate a structure they assessed in the last 12 months (with a Division I contractor exception).
    Shown when “State” is “Florida”
  • GuidanceNew York Labor Law Article 32: mold assessment and remediation contractors must be licensed, with limited exceptions such as owners working on their own property. Home inspectors whose reports include an assessment of mold conditions must be licensed as mold assessors.
    Shown when “State” is “New York”
  • GuidanceTexas (TDLR): mold assessment and remediation contractors must be licensed unless exempt. TDLR says that in most instances areas of visible mold under 25 contiguous square feet can be cleaned up by people who are not licensed, and some exemptions apply to buildings with fewer than 10 rental units, including houses.
    Shown when “State” is “Texas”
  • CheckThis is a visual inspection record of what was seen and measured on the day. It does not certify the building free of mold, and there are no EPA or other federal limits for mold or mold spores. Hidden mold (inside walls, ducts or above ceilings) may not be visible.
  • Weather on siteAnswer

Outside, plumbing and HVAC

  • GuidanceEPA: the key to mold control is moisture control. Look for where water gets in before you look at the rooms.
  • Roof, flashing and gutters: no leaks, gutters clear and drainingChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Ground slopes away from the foundation, no water collecting at the wallsChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Siding, windows and doors sealed, no water getting inChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Crawlspace or basement dry, no standing waterChoose one

    Mark Not applicable if the building has neither.

    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Visible plumbing (water heater, supply lines, drains) not leakingChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Clothes dryer vented to the outsideChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Checks needing actionWorked out by the form
  • Not checkedWorked out by the form
  • Photos of the outside and plumbingPhotos
  • Air conditioning drip pan clean, condensate drain line clear and flowingChoose one

    EPA lists this among its moisture control tips.

    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Air handler, coil and cabinet free of visible growthChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Supply and return grilles free of visible growth and condensationChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Filter fitted, the right size and not wet or moldyChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • Ductwork that can be seen dry, insulated where needed, no visible growthChoose one
    • Acceptable
    • Action needed
    • Not checked
    • Not applicable
  • What needs doing, or why not checkedNotes
    Shown only when the answers above make it relevant
  • HVAC checks needing actionWorked out by the form
  • Not checkedWorked out by the form
  • Photos of the HVAC systemPhotos
  • Relative humidity in the main living area (%)Number
  • Outdoor relative humidity (%)Number
  • CheckEPA advises keeping indoor humidity below 60 percent, ideally between 30 and 50 percent, if possible.
    Shown only when the answers above make it relevant

Rooms

  • GuidanceAdd every room you enter, including those with nothing found. Measure each patch of growth with a tape or from a photo. Take moisture readings on the affected material and on the same material in a dry area with the same meter: the form compares the two, it does not supply a limit.
  • Rooms and areas
    Repeat for each room. Each one asks:
    • Room or area*Short answer

      For example Kitchen, Hall bathroom, Bedroom 2, Crawlspace.

    • Type of roomChoose one
      • Kitchen
      • Bathroom
      • Bedroom
      • Living area
      • Laundry
      • Basement
      • Crawlspace
      • Attic
      • Garage
      • HVAC closet
      • Hallway
      • Other
    • Visible mold growth?*Yes or No
    • Where is it?Tick all that apply
      • Ceiling
      • Wall
      • Floor
      • Under a sink or in a cabinet
      • Window frame or sill
      • Around a vent or fan
      • Behind furniture
      • Tile, grout or caulk
      • HVAC equipment or grille
      • Other
      Shown when “Visible mold growth?” is Yes
    • Length of the growth (ft)Number

      Tape it, or measure from a photo with a known size (a door, a tile, a letter-size sheet) in the same plane. A photo measure is an estimate.

      Shown when “Visible mold growth?” is Yes
    • Width of the growth (ft)Number
      Shown when “Visible mold growth?” is Yes
    • Total area if there are several patches (sq ft)Number

      Leave blank to use length x width.

      Shown when “Visible mold growth?” is Yes
    • Area of visible growth (sq ft)Worked out by the form
      Shown only when the answers above make it relevant
    • EPA size category (Table 2)Worked out by the form
      Shown only when the answers above make it relevant
    • Materials affectedTick all that apply
      • Drywall
      • Wood, cabinet or trim
      • Carpet or pad
      • Ceiling tile
      • Insulation
      • Tile or grout
      • Caulk or sealant
      • Paint or wallpaper
      • Concrete or masonry
      • Fabric or furnishings
      • Other
      Shown when “Visible mold growth?” is Yes
    • CheckEPA: absorbent or porous materials such as ceiling tiles and carpet may have to be thrown away if they become moldy. Do not paint or caulk over moldy surfaces.
      Shown only when the answers above make it relevant
    • Musty odor?Yes or No
    • Moisture sources foundTick all that apply
      • Plumbing leak
      • Roof leak
      • Window or door leak
      • Condensation
      • Flooding or groundwater
      • HVAC drip pan or drain line
      • No working exhaust fan
      • Sewage or other contaminated water
      • Not found yet
      • None found
    • Describe the sourceNotes
      Shown only when the answers above make it relevant
    • Still wet or leaking now?Yes or No
      Shown only when the answers above make it relevant
    • WarningEPA: where the water was sewage or other contaminated water, call in a professional who has experience cleaning and fixing buildings damaged by contaminated water.
      Shown when “Moisture sources found” includes “Sewage or other contaminated water”
    • Exhaust fanChoose one
      • Working
      • Fitted, not working
      • None fitted
      • Window only
      Shown only when the answers above make it relevant
    • Moisture meter and scaleShort answer

      For example pin meter, wood scale, or pinless meter, relative scale. Readings only compare on the same meter and material.

    • Reading on the affected materialNumber
    • Reading on the same material in a dry areaNumber
    • Affected area above the dry readingWorked out by the form
      Shown when “Reading on the affected material” is answered and “Reading on the same material in a dry area” is answered
    • Relative humidity (%)Number
    • Air temperature (°F)Number
    • HumidityWorked out by the form
      Shown when “Relative humidity (%)” is answered
    • Photos: the growth, the source and the meter readingsPhotos
    • What you can seeNotes
    • This room needs actionWorked out by the form
    • Walk Cam: this roomWalk Cam video with voice-to-text

      Optional. Film a guided walk-round on the SiteSurvey app.

  • Rooms inspectedWorked out by the form
  • Rooms with visible growthWorked out by the form
  • Total visible growth (sq ft)Worked out by the form
  • Rooms still wet or leakingWorked out by the form
  • Rooms with a musty odorWorked out by the form
  • Rooms needing actionWorked out by the form
  • CheckEPA: suspect hidden mold where a building smells moldy but you cannot see the source, or where you know there has been water damage. Opening walls or lifting wallpaper can release spores, so take care.
    Shown only when the answers above make it relevant

Sampling

  • GuidanceEPA: in most cases, if visible mold growth is present, sampling is unnecessary. No EPA or other federal limits have been set for mold or mold spores, so a sample result cannot show compliance with a federal standard. Surface sampling may help show whether an area was adequately cleaned.
  • Was sampling done?*Choose one
    • No
    • Yes, surface samples
    • Yes, air samples
    • Yes, surface and air samples
  • Why it was or was not doneNotes
  • Sampled byShort answer
    Shown only when the answers above make it relevant
  • LaboratoryShort answer
    Shown only when the answers above make it relevant
  • GuidanceEPA: sampling should be done by professionals with specific experience in designing sampling protocols and interpreting results, and analysis should follow methods recommended by AIHA, ACGIH or other professional organizations.
    Shown only when the answers above make it relevant
  • Laboratory reportPhotos
    Shown only when the answers above make it relevant

Findings and recommendations

  • Rooms with visible growthWorked out by the form
  • Total visible growth (sq ft)Worked out by the form
  • Cleanup guideWorked out by the form
  • GuidanceEPA: if the moldy area is less than about 10 square feet (roughly 3 ft by 3 ft), in most cases you can handle the job yourself following EPA's guidelines. If there has been a lot of water damage or mold covers more than 10 square feet, consult EPA's Mold Remediation in Schools and Commercial Buildings guide.
  • GuidanceTexas: TDLR says that in most instances visible mold under 25 contiguous square feet can be cleaned up by people who are not licensed; check the exemptions for your building.
    Shown only when the answers above make it relevant
  • RecommendationsTick all that apply
    • Fix the water problem first
    • Dry wet materials and items within 24 to 48 hours
    • Repair or fit an exhaust fan vented outside
    • Clean mold off hard surfaces and dry them
    • Remove and replace moldy porous materials
    • Lower indoor humidity (dehumidifier or air conditioning)
    • Service the HVAC drip pan and drain line
    • Refer to a mold remediation contractor
    • Refer to a licensed mold assessor
    • Re-inspect after the work
  • GuidanceEPA: clean up mold promptly and fix the water problem; dry water-damaged areas and items within 24 to 48 hours to prevent mold growth.
  • Main findings in plain wordsNotes

Result, actions and sign-off

  • Items needing actionWorked out by the form
  • ResultWorked out by the form
  • Actions
    Repeat for each action. Each one asks:
    • Action*Notes
    • PriorityChoose one
      • Urgent: stop the water
      • Dry out within 24 to 48 hours
      • Clean up or remove growth
      • Planned repair
    • Who will do it*Short answer
    • Due byDate
    • Status*Choose one
      • Open
      • In progress
      • Done, checked
    • Photo when donePhotos
      Shown when “Status” is “Done, checked”
  • Actions still openWorked out by the form
  • Decision*Choose one
    • No visible mold or active moisture found on the day
    • Repairs and cleanup needed
    • Refer for professional remediation or assessment
  • Next check or re-inspection dateDate
  • Summary for the clientNotes
  • Inspector nameShort answer
  • Inspector signature*Signature
  • Owner or property manager nameShort answer
  • Owner or property manager signatureSignature

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Mold inspection checklist FAQs

Do I need to test for mold if I can see it?

Usually not. EPA says that in most cases, if visible mold growth is present, sampling is unnecessary, and that no EPA or other federal limits have been set for mold or mold spores, so a sample cannot show compliance with a federal standard. EPA says surface sampling may help show whether an area was adequately cleaned. The form records whether sampling was done, by whom and the laboratory report.

Source: U.S. EPA, Mold Testing or Sampling.

How big a mold problem can be cleaned up without a professional?

EPA's home guide says that if the moldy area is less than about 10 square feet (roughly 3 ft by 3 ft), in most cases you can handle the job yourself following its guidelines, and that for more than 10 square feet or a lot of water damage you should consult its guide for schools and commercial buildings. That guide's Table 2 groups jobs as small (under 10 sq ft), medium (10 to 100 sq ft) and large (over 100 sq ft). The form shows that category for each room and the total area.

Sources: U.S. EPA, A Brief Guide to Mold, Moisture and Your Home and U.S. EPA, Mold Remediation in Schools and Commercial Buildings Guide: Table 2.

Do mold inspectors need a license?

Some states license them. Florida's statutes (468.8411 and 468.8419) say a mold assessment, which includes physical sampling and evaluation of growth over 10 square feet, may only be performed by someone who complies with the state's mold assessor rules. New York's Department of Labor licenses mold assessment and remediation contractors under Labor Law Article 32, including home inspectors whose reports assess mold. Texas (TDLR) licenses mold assessors and remediators, with exemptions. Check your own state's rules.

Sources: Florida Statutes 468.8411, Definitions (mold-related services), Florida Statutes 468.8419, Prohibitions; penalties, New York State Department of Labor, Mold Program and Texas Department of Licensing and Regulation, Mold Assessors and Remediators FAQ.

What moisture meter reading means there is a problem?

The form does not set one. Meters and scales differ by make and material, and EPA gives no moisture content limit. Instead, take a reading on the affected material and on the same material in a dry area with the same meter: the form shows the difference. For room air, EPA advises keeping indoor humidity below 60 percent, ideally 30 to 50 percent, and the form flags readings above 60%.

Source: U.S. EPA, A Brief Guide to Mold, Moisture and Your Home.

Can the inspection certify a home as mold-free?

No. A visual inspection records what was seen and measured on the day. EPA notes that some mold spores are always present indoors and that mold can hide inside walls, ductwork and above ceiling tiles. The form says this on the report, and leaves any clearance after remediation to the people doing that work.

Source: U.S. EPA, A Brief Guide to Mold, Moisture and Your Home.

Is this the same as a damp and mould survey in the UK?

No. This form follows US EPA guidance and US state rules, in square feet and with US spelling. Social landlords in England should use the damp and mould inspection form, which follows Awaab's Law timeframes and the HHSRS hazard decision.

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