Frequently Asked Questions

Mold is a fungus that grows wherever building materials stay damp. Outdoors it is everywhere; indoors, active growth is a sign of a moisture problem. It damages drywall, wood and finishes, and for some people it can aggravate allergies or asthma. Medical questions belong with a physician — our job is to find where mold is growing, why, and how far it extends. South Florida’s humidity, AC condensate problems and storm leaks make it a common issue here.

Common signs include visible growth (black, green or white patches), a musty odor, water stains or discoloration, peeling paint, swollen baseboards or cupped wood floors, and a recent leak that was not dried properly. If you have a musty odor but cannot see anything, the growth is often inside a wall, under cabinets or in the AC system — that is where moisture readings and sampling help.

Not all mold is equally concerning, but active growth indoors should be found and corrected. Lab analysis identifies spore types, mostly to the genus level (for example Aspergillus/Penicillium, Cladosporium or Stachybotrys), and how many are present. We compare indoor results to an outdoor control taken at the same time. What drives a remediation decision is whether there is active growth indoors and how much — not the name of the mold alone.

South Florida's subtropical climate creates ideal conditions for mold. Common causes include: high humidity (above 60%), water leaks from plumbing or roofing, flooding or storm damage, poor ventilation, AC system issues (including condensation problems), and construction defects that allow moisture intrusion. Even well-maintained homes can develop mold problems due to our climate.

During a mold inspection, we perform a thorough walkthrough of your property using professional equipment including humidity meters, air quality monitors, and moisture detection instruments. We examine all accessible areas for signs of mold growth, water damage, and conditions that promote mold. The inspection typically takes 1-2 hours depending on the size of the property.

We perform two primary types of testing: Air sampling using Air-O-Cell cassettes, which capture airborne mold spores to measure contamination levels, and surface sampling using swabs and tape lifts to identify mold species growing on surfaces. We always collect an outdoor baseline sample for comparison against indoor readings.

Lab results are typically available within 24-48 hours after samples are submitted. Once we receive the lab results, we compile a comprehensive report that includes the lab analysis, our inspection findings, and recommendations. You'll receive the full report promptly.

While a visual inspection can identify obvious mold growth and moisture issues, testing is the only way to confirm mold species and contamination levels. Testing is especially important when mold is suspected but not visible, when you need documentation for insurance claims, or when health symptoms suggest a mold problem. Our standard assessment package includes both inspection and testing.

Our standard mold assessment is $650 and includes up to 4 laboratory samples (air and/or surface, including the outdoor control), moisture survey, thermal imaging, a full written report, and the written remediation protocol when remediation is recommended. Additional samples are $80 each. Larger homes (multi-story or over 2,500 sq ft) are $900 with 5–6 samples. A limited visual inspection without lab work or a written report is $350. Post-remediation clearance is $450, only if needed. See the full fee schedule.

It depends on your policy. Many Florida homeowners policies cover mold assessment and remediation only when the mold results from a covered loss, such as a sudden pipe burst, and many cap mold coverage at a set dollar amount. Check your policy or ask your carrier. What we provide is the documentation adjusters look for: the moisture source, readings against a dry reference, lab results, and the extent of affected materials. Our fees are not contingent on the claim and are not paid out of claim proceeds.

ITS Mold serves Broward County, Palm Beach County, and North Miami. This includes Boca Raton, Fort Lauderdale, Delray Beach, Pompano Beach, Coral Springs, Sunrise, Plantation, Deerfield Beach, Boynton Beach, and surrounding areas.

A remediation protocol is the written plan for the mold removal: the scope of work, containment, what gets removed and how, cleaning and drying requirements, and the clearance criteria the job has to pass. The assessor writes it and a separate licensed mold remediator performs the work, so the company doing the work is not the one deciding how much work is needed. At ITS Mold the protocol is included in the assessment fee when remediation is recommended.

For small areas, often yes. The EPA’s general guidance is that growth under about 10 square feet (roughly a 3 ft by 3 ft patch) on a cleanable surface can usually be handled by the owner, provided the moisture source is fixed. Florida’s licensing law for mold assessment and remediation (Chapter 468, Part XVI, Florida Statutes) also applies to growth of more than 10 square feet. Above that size, or when growth is inside walls, in the AC system, or follows a significant water loss, get it assessed first — what is visible is usually not the full extent, and disturbing it without containment spreads spores.

Clearance (post-remediation verification) confirms the work actually worked before walls are closed and the area is reoccupied: the area is visually clean, materials are dry, and air samples inside the work area are consistent with the outdoor control. Florida law keeps assessment and remediation separate — a mold assessor may not remediate a structure their company assessed within the previous 12 months (s. 468.8419, Fla. Stat.) — so clearance should come from an independent assessor, not the company that did the work. Our clearance testing is $450.

Key prevention strategies include: keeping indoor humidity below 60% (ideally 30-50%), fixing water leaks promptly, ensuring proper ventilation (especially in bathrooms and kitchens), maintaining your AC system, using exhaust fans, and addressing any drainage issues around your property. We include specific prevention recommendations in every assessment report.

Because the person deciding how much work is needed should not be the person getting paid to do it. Florida law prohibits a mold assessor from performing remediation on a structure their company assessed in the prior 12 months (s. 468.8419, Fla. Stat.). ITS Mold is assessment only: we do not perform remediation, hold no interest in any remediation company, and do not pay or accept referral fees. That independence is what makes the findings hold up with insurers, buyers and courts.

Search the person’s name or license number on the Florida Department of Business and Professional Regulation’s Verify a License page. Mold assessor licenses begin with MRSA; remediator licenses begin with MRSR. Christopher Finnegan’s mold assessor license is MRSA 3454.

In Florida, “mold assessment” is defined by statute and must be performed by a licensed mold assessor. It includes a building history, inspection and physical sampling to determine where mold is growing, why, and how far it extends. A “mold inspection” offered with a home inspection is often visual only. If you need a remediation scope, an insurance claim file, or something that holds up in a dispute, you need an assessment.

Assessments, protocols and clearance testing follow IICRC S520 (the Standard for Professional Mold Remediation), ASTM D7338 (Standard Guide for Assessment of Fungal Growth in Buildings), NORMI Professional Practices, and Chapter 468, Part XVI, Florida Statutes. Christopher Finnegan is a Florida Licensed Mold Assessor and a NORMI Certified Mold Assessor (CMA). Samples go to an AIHA-accredited laboratory with chain of custody.

Homeowners, home buyers and sellers, property managers and condominium associations, landlords and tenants, attorneys, and insurance carriers. We work for whoever hires us, but the findings are the same either way: our fees are never contingent on a claim, a sale or a lawsuit outcome.

No. There are no federal or Florida numeric limits for airborne mold spores in homes. Results are interpreted by comparing indoor samples with an outdoor control collected at the same time, looking at both the total count and which spore types are elevated indoors. Types associated with water damage (such as Stachybotrys or Chaetomium) carry more weight than common outdoor types. We classify each area using the IICRC S520 Condition 1, 2 and 3 framework.

For a building, usually not. Air and swab samples identify and count spores; they do not measure mycotoxins, and there are no established federal or Florida exposure limits for mycotoxins in indoor air, so a result has nothing reliable to be compared against. Urine or blood mycotoxin tests are medical tests and belong with your physician; they do not tell you where mold is growing in the building. ITS Mold does not offer mycotoxin testing. We find and document the moisture and mold growth that need to be corrected.

A standard home inspection usually notes visible staining or moisture but does not include sampling or a licensed mold assessment. If the inspection or seller disclosure mentions a leak, staining, a musty odor or prior mold work, an assessment gives both sides a documented, independent answer. We also perform post-cleaning verification when a seller has had an area cleaned and the buyer wants confirmation. Reports can be addressed so the buyer can rely on them.