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Protect Your Home, Protect Your Health!

Home & commercial property inspections plus mold, radon, lead, allergy, and indoor-air-quality testing across the Los Angeles Westside and Orange County. Master-certified, licensed, and insured — with full-color, next-day reports and a reputation built on word-of-mouth referrals.

26 years in business74+ jobs hired4.9 from 125 verified Thumbtack + Porch reviews

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949-529-2121

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Our Services

From initial inspection to complete remediation, we handle every step with physician-level care and precision.

Inspector examining a property with a flashlight — representative inspection scene (Pexels).

Home & Commercial Inspection

A full visual inspection of the structure, roof, and systems — with a full-color, next-day report and clear next steps. Residential and commercial.

Laboratory analyst examining a sample through a stereo microscope — representative environmental-testing scene (Pexels).

Mold, Radon & Lead Testing

Environmental testing for what you can’t see — mold, radon, lead, and indoor air quality — with lab analysis from an independent, accredited laboratory.

Technician in PPE treating an indoor space — representative remediation work (Pexels).

Remediation & Restoration

When something turns up, we handle it — mold removal and remediation plus water-damage restoration, with before/after documentation.

As Seen On
  • NBC News
  • CBS News
  • FOX News
  • USA Today
  • Good Morning Marco

Types of Mold We Identify and Remove

We test for 19 mold species and spore categories — the same panel an AIHA-accredited environmental lab reports on every spore-trap. The six most common indoor species are shown first; expand the panel below to see every category we test for.

Black Mold

Stachybotrys chartarum

Often labeled "toxic black mold" — produces mycotoxins linked to respiratory irritation, chronic coughing, and worsened allergies in sensitive individuals. Removal should be done by certified, fully suited professionals.

Where it's found
Drywall, ceiling tiles, and wood that has stayed wet for 7+ days — typically after a roof leak, slab-leak, or hidden plumbing failure. Memnoniella, a closely related genus, is grouped with Stachybotrys on most lab reports.
What it looks like
Dark green-black, slimy or wet appearance when active.
Aspergillus clavatus colony on a petri dish (CDC Public Health Image Library, public domain) — a representative culture of the Aspergillus genus most commonly isolated from indoor air.

Aspergillus

Aspergillus spp.

One of the most common indoor molds. Most species are harmless to healthy adults but can trigger asthma, sinus infections, or aspergillosis in immunocompromised individuals.

Where it's found
HVAC systems, damp insulation, food, leather, paper. Loves warm humid air — a near-constant concern in humid indoor environments.
What it looks like
Yellow, green, brown, or black powdery patches; often fuzzy at the edges.
Photomicrograph of Penicillium conidiophores (CDC Public Health Image Library, public domain) — the brush-like spore-bearing structures characteristic of the Penicillium genus.

Penicillium

Penicillium spp.

Common allergy trigger. Continuous exposure can worsen asthma and cause chronic sinus inflammation. Some species produce mycotoxins on water-damaged building materials.

Where it's found
Water-damaged carpets, wallpaper, mattresses, and fabric. Frequently appears within 24–48 hours of a leak.
What it looks like
Blue-green or grey powdery patches; smells musty.

Cladosporium

Cladosporium spp.

Triggers hay-fever-like symptoms, asthma flares, and skin rashes. Tolerates cool temperatures, so it can grow even in refrigerators and AC drip pans.

Where it's found
Bathrooms, kitchens, basements, HVAC drip pans, behind toilets, on shower grout.
What it looks like
Olive-green to black; velvety or suede-like texture.
Alternaria sp. culture on Sabouraud dextrose agar (CDC Public Health Image Library, public domain) — the woolly grey-green to olive-brown colony this genus forms.

Alternaria

Alternaria alternata

One of the most well-known asthma triggers — outdoor exposure is normal, but indoor growth concentrates spores and can drive severe respiratory reactions in sensitized people. Ulocladium, a visually similar genus, is grouped with Alternaria on most lab reports.

Where it's found
Window seals, shower stalls, around tubs, under sinks. Wherever condensation lingers.
What it looks like
Dark grey-green or brown; wool-like or velvety.

Chaetomium

Chaetomium globosum

A water-damage indicator species — its presence almost always means a hidden long-term moisture problem. Can produce mycotoxins; linked to allergic and neurological symptoms.

Where it's found
Behind drywall and under wood floors that experienced flooding or a sustained leak.
What it looks like
Starts white and cottony, then matures to grey, brown, or black.

Not sure what you're looking at? Request a free inspection — we'll test, identify, and remove any species we find.

Radon Testing

Understanding Radon

Radon is the second-leading cause of lung cancer in the United States, and it is completely invisible — here is what every Los Angeles and Orange County homeowner should know, and when to test.

  • An invisible soil gas

    Radon (Rn-222) is a colorless, odorless, radioactive gas released by the natural decay of uranium in soil and bedrock. You cannot see, smell, or taste it, so a short-term test is the only way to know your home’s level.

  • When to take action

    4.0 pCi/LEPA action level

    The EPA recommends fixing a home at or above 4.0 picocuries per liter; the World Health Organization suggests an even lower 2.7 pCi/L. Below the threshold no action is needed, but a retest every few years is wise.

  • How it enters a home

    Radon seeps in through foundation cracks, slab penetrations, sump pits, crawlspace openings, and any below-grade gap, then concentrates indoors when ventilation is limited. Levels are almost always highest in the lowest occupied level.

  • Why it matters

    ~21,000US lung-cancer deaths a year

    Long-term radon exposure is the second-leading cause of lung cancer after smoking, and the EPA attributes about 21,000 lung-cancer deaths a year in the United States to it. Risk climbs with both the level and the years of exposure.

  • Radon in Los Angeles & Orange County

    Parts of Los Angeles and Orange counties fall in EPA Zone 2 (moderate potential). Hillside and canyon homes built close to bedrock are the most common candidates, which is why pre-purchase radon testing is increasingly routine in LA-area transactions.

  • If your level is high

    Elevated radon is fixable. Sub-slab depressurization — a sealed pipe and a quiet fan that vents soil gas above the roofline — is the standard residential remedy, typically $1,500-3,500, and a post-mitigation test confirms the level has dropped.

Lead Testing

Understanding Lead

Lead exposure is most dangerous for young children, and pre-1978 homes are the most common source — here is where it hides, how it is tested, and what to do before you renovate.

  • Lead-based paint

    1978US residential ban

    The United States banned lead in residential paint in 1978. Homes built before then often still carry it on original trim, window frames, doors, and built-ins, usually buried under newer non-lead layers that wear through at friction points.

  • Lead in drinking water

    pre-1986plumbing risk

    Lead can enter drinking water from old galvanized pipes, lead service lines, and the lead solder used on copper plumbing before 1986. First-draw water sampling at the fixture is how that exposure pathway is measured.

  • Lead dust and soil

    The biggest everyday exposure is often not the paint itself but the dust it sheds at friction points — window sashes, doors, stair treads — plus lead-contaminated soil tracked indoors. Dust-wipe sampling targets exactly these surfaces.

  • Why children are most at risk

    There is no known safe blood-lead level in children. Even low exposure is linked to lower IQ, attention and behavior problems, and developmental delays, because young children absorb more lead and frequently put hands and objects in their mouths.

  • How lead is tested

    A portable XRF analyzer reads paint composition through the surface non-destructively in every room, paint-chip samples confirm the buried layers at an independent accredited laboratory, and dust-wipe and water samples capture the active exposure pathways.

  • Before you renovate

    Disturbing lead paint in a pre-1978 home — sanding, scraping, demolition — is regulated, because it spreads lead dust. Testing first tells you which surfaces need lead-safe work practices or abatement and which are already clear.

See Our Work

Recent mold remediation projects across the Los Angeles Westside and Orange County — containment, demolition, and the restored spaces our clients return to.

  • Kitchen mid-remediation — drywall stripped to studs after a hidden plumbing leak fed mold growth.
  • Certified technician in PPE performing ceiling demolition behind containment plastic.
  • A&A Property Inspections technician in Tyvek 400 suit and N95 respirator before entering an active remediation zone.
  • Restored kitchen — clean, dry, and reoccupied after remediation.
  • Exterior of a Southern California home serviced by A&A Property Inspections.
  • Pool-deck view of a coastal Southern California property — the kind of high-humidity environment that drives mold growth.

Recent work includes

  • Bathroom Black Mold RemediationBlack mold (Stachybotrys) growing on bathroom drywall around a slow plumbing leak. Containment, full drywall removal, and clearance testing.
  • Attic Mold After Roof LeakAspergillus and Cladosporium colonies on roof decking after a storm-driven roof leak. HEPA filtration, antimicrobial treatment, and structural drying.
  • HVAC System Mold CleanupCoil and air-handler colonization in a humid coastal cooling system. Coil cleaning, drain pan replacement, and duct treatment.
  • Crawlspace Mold RemediationPenicillium and Chaetomium on subfloor joists from chronic crawlspace humidity. Encapsulation, dehumidifier installation, and microbial remediation.
  • Post-Flood Drywall Mold RemovalAggressive water-damage mold colonization 72 hours after a slab leak. Cut-and-replace remediation 18 inches above the waterline.
  • Ceiling Water-Damage MoldStachybotrys on a textured ceiling under a second-floor bathroom leak. Containment, sectional ceiling replacement, and air-quality clearance.
See More Photos

Want a job like yours documented? Contact us — we respond within one business day.

Meet Dr. Elvis Martin

A physician's perspective behind a full-service inspection company — because what's in your home affects your health.

Portrait of Dr. Elvis Martin, MD — Certified Mold Inspector and founder of A&A Property Inspections in Los Angeles, CA
MD — Medical Doctor CMI — Certified Mold Inspector

Dr. Elvis Martin, MD, brings a unique physician's perspective to property inspection. With years of medical practice in New York and Los Angeles, Dr. Elvis built A&A Property Inspections to give Southern California families a complete picture of their home — structural, environmental, and health — from one team they can trust.

As both a Licensed Physician and Certified Mold Inspector, Dr. Elvis understands the connection between indoor air quality and your health. Every inspection is guided by medical knowledge — not just building science.

Service Area: A&A Property Inspections serves the Los Angeles Westside, the San Fernando Valley, and Orange County — home & commercial inspections plus mold, radon, lead, allergy, and air-quality testing.

California Property Inspection You Can Trust

The Los Angeles Westside, the San Fernando Valley, and Orange County can rest easy — A&A Property Inspections by Dr. Elvis delivers thorough home, commercial, and environmental inspections to these areas whenever you need them.

Whether you're buying, selling, or simply protecting the home you live in, a thorough property inspection tells you exactly what you're dealing with — from the structure to the indoor air quality your family breathes. When you choose who handles it, look for a team you can trust.

What's Included

  • Full visual inspection of the structure, roof, and exterior
  • Electrical, plumbing, and HVAC systems checked by licensed pros
  • Moisture and water-intrusion mapping — a frequent hidden red flag
  • Environmental testing on request — mold, radon, lead, and air quality
  • Lab analysis from an independent, accredited laboratory
  • Full-color, next-day report with photos and clear next steps
  • Available as an expert witness during litigation
  • Excellent customer service

So whether you're buying a house, selling one, managing a commercial property, or just want peace of mind about the place you live — we give you the full picture, with the expertise of licensed inspectors and state-of-the-art tools. When environmental testing is called for, samples go to an independent, accredited laboratory for unbiased analysis.

What Our Clients Say

Paraphrased from real reviews on Thumbtack and Porch — links to the original reviews under each quote.

“Elvis is both personable and genuinely knowledgeable — exactly what you want in this kind of work. He rushed our project through so we could safely get contractors started on the next phase. Highly recommend.”

Robin L.

January 2020

via Thumbtack ↗

Read all reviews on the source platforms

Reviews shown on moldandallergy.com (sister practice serving Southwest Florida) — same staff, same standards.

Frequently Asked Questions

Answers to the questions California homeowners ask most often about property inspection, environmental testing, and what to do first when you suspect a problem.

How much does mold inspection and removal cost?
A standard mold inspection runs $400-700 depending on home size and the number of air samples taken. Full remediation is highly variable — a single contained area might be $1,500-3,500; whole-house remediation after a flood can exceed $15,000. We provide a written quote after the inspection and never charge for the quote itself.
How long does mold remediation take?
Most single-room remediation jobs take 1-3 days from containment setup to clearance testing. Whole-house projects after major flooding or a long-running slab leak can run 1-2 weeks. The lab turnaround for the final clearance air sample adds 2-3 business days regardless of project size.
Is black mold actually dangerous?
Stachybotrys chartarum ("black mold") produces mycotoxins that can cause respiratory irritation, chronic coughing, headaches, and worsened allergy/asthma symptoms — especially in children, the elderly, and immunocompromised individuals. Healthy adults often tolerate brief exposure, but living long-term in a home with active black mold is a documented health risk. Always have it removed by a certified professional, not a DIY scrub.
Does homeowners insurance cover mold removal?
Most homeowners policies cover mold remediation only when the mold resulted from a "covered peril" — a burst pipe, sudden HVAC leak, or sudden water intrusion within the policy window. Long-term neglected leaks and humidity-driven mold are usually excluded. We document the cause and timeline in our inspection report, which insurance adjusters use to make the coverage decision.
What are the health symptoms of mold exposure?
Common symptoms include persistent cough, sinus congestion, headaches, watery or itchy eyes, skin rash, and worsened asthma. Less commonly, prolonged exposure to toxigenic species causes fatigue, brain fog, and joint pain. Symptoms that improve when you leave the house and return when you come back are a strong indicator that something in the home is the trigger.
Can I clean up mold myself with bleach?
For small surface spots (under 10 square feet) on non-porous surfaces like tile or glass, soap and water is sufficient — bleach is unnecessary and can damage grout. Never DIY anything on drywall, ceiling tiles, insulation, wood subfloor, or HVAC components. Scrubbing aerosolizes spores throughout the house; without proper containment and HEPA filtration, you spread the problem instead of solving it.
Do I need to leave my home during mold remediation?
Usually no for small contained projects — we set up negative-air containment that keeps spores inside the work zone. For larger remediation, HVAC remediation, or remediation in central living areas, we recommend a hotel stay for 2-4 days. Immunocompromised people, infants, and pregnant women should always relocate during active remediation regardless of project size.
Should I get a mold inspection before buying a home?
Yes — especially where coastal humidity, aging housing stock, and slab-on-grade construction all elevate mold risk. A pre-purchase mold inspection costs less than 0.1% of a typical home price and can either confirm the home is clean or give you negotiating leverage on the seller credit. We can usually inspect within the standard 10-day inspection window.
What should I do first if my home flooded?
Extract standing water within 24 hours, then run dehumidifiers and fans continuously. Pull baseboards and cut drywall 12-18 inches above the waterline so the wall cavity can dry. Call a mold inspector within 48-72 hours — that is the timeline at which Stachybotrys can colonize wet drywall. The longer you wait, the more aggressive the remediation will need to be.
What is clearance testing and do I need it?
Clearance testing is a post-remediation air sample taken with the containment still in place, sent to an independent AIHA-accredited lab. It is the only objective way to confirm the work was successful. We strongly recommend it for any project larger than 10 square feet and consider it mandatory before re-occupying a remediated space.
How fast can you come out for an inspection?
Most inspections are scheduled within 2-3 business days. Flood and water-damage emergencies are prioritized — we keep a same-day or next-day slot reserved for them during the rainy season. Call 949-529-2121 to schedule or request a quote through the form on this page.
What happens during a mold inspection?
A certified inspector walks the entire property, checking moisture-prone areas (bathrooms, kitchens, attics, crawlspaces, around HVAC) with a moisture meter and thermal camera. We collect a minimum of 3 air samples — one outdoor reference and at least 2 indoor — plus surface swabs of any visible growth. Samples go to an AIHA-accredited lab; you get a written report with the remediation protocol within 5-7 business days.
What is radon and why does it matter in California homes?
Radon is a colorless, odorless radioactive gas produced by the natural decay of uranium in soil and bedrock. It enters homes through foundation cracks, plumbing penetrations, and crawlspace openings, then concentrates indoors. The EPA links long-term radon exposure to about 21,000 lung-cancer deaths a year in the United States — second only to smoking. Parts of Los Angeles, Orange, and San Bernardino counties fall in EPA Zone 2 (moderate potential).
What is a safe radon level — and when do I need mitigation?
The EPA action level is 4.0 picocuries per liter (pCi/L); the World Health Organization recommends an even lower 2.7 pCi/L. Below the EPA threshold, no action is required but a follow-up test in 2-5 years is recommended. At or above 4.0 pCi/L, mitigation (typically sub-slab depressurization) is strongly advised. Mitigation cost in the LA area runs $1,500-3,500 for a typical single-family home.
What is EPA RRP certification and does my contractor need it?
The EPA Lead Renovation, Repair, and Painting (RRP) rule requires that any contractor disturbing painted surfaces in pre-1978 homes hold firm-level certification AND employ certified renovators on the job. California adds a separate CDPH Lead-Related Construction Inspector certification for testing work. Both are non-negotiable for legal lead work in California — ask for the firm certification number on the contract; the EPA maintains a public lookup at epa.gov.
How is lead-based paint tested in a California home?
Lead paint is tested non-destructively with an XRF (X-ray fluorescence) analyzer that reads paint composition through the surface, plus targeted paint-chip samples sent to an accredited lab for the layered cross-section. We also dust-wipe sample window sills, floor edges, and any disturbed areas where lead-dust accumulates — these readings drive the EPA's risk classification. Reports include each room's lead status and any mandatory abatement work under California Title 17 if the home was built before 1978.
What does a California home inspection cover?
A California Real Estate Inspection Association (CREIA) Standards of Practice inspection covers the visible and accessible structural, electrical, plumbing, HVAC, roof, exterior, interior, and built-in appliance systems. The inspector documents conditions but does not estimate repair costs. California does not require state-level home inspector licensing (unlike many states), so CREIA Standards of Practice + InterNACHI Certified Professional Inspector status are the credibility markers to look for. Inspections take 2-4 hours on-site; the written report arrives within 24-48 hours.
Do you offer radon, lead, and home inspection in addition to mold services?
Yes. In addition to mold inspection and remediation, our California operation provides radon testing, lead testing, moisture and indoor-air-quality testing, and full home and commercial inspections. That means a single visit can cover several environmental concerns at once, with lab work handled by an independent accredited laboratory. If you need a service we do not provide, we are happy to refer you to a licensed specialist.
What does a commercial property inspection cover?
A commercial property inspection covers the building structure, roof and roof-mounted equipment, the exterior envelope, commercial electrical service, plumbing supply and waste, every HVAC unit, water heaters, and visible fire-and-life-safety features, plus the site, parking, and drainage. It is a condition assessment, not a code inspection — the report documents what is present, its condition, and its remaining service life so a buyer, tenant, or lender can plan. Environmental testing (mold, radon, lead, air quality) can be added in the same visit.
What is the difference between a mold inspection and a mold investigation?
A mold inspection answers whether there is a mold problem and how large it is, using a visual walkthrough and air sampling. A mold investigation goes further and answers why it keeps happening — it traces the hidden moisture source with moisture meters, thermal imaging, and targeted cavity inspection. You want an investigation when mold has returned after a cleanup, when there is a musty odor with no visible growth, or when nobody has been able to locate the water feeding the problem.
What is an allergy inspection and how is it different from a mold inspection?
An allergy inspection focuses on the indoor allergens and irritants that drive symptoms — mold, dust, dander reservoirs, and the moisture, filtration, and ventilation conditions that concentrate them. A mold inspection looks specifically for mold; an allergy inspection looks more broadly at what a sensitized occupant is breathing and where it comes from, then frames the findings so you and your physician can act. It is most useful when someone has allergy or asthma symptoms that flare at home.
What does indoor air quality testing measure?
Indoor air quality testing measures the broad picture of what is in your home air: airborne mold spores and their species mix, particulate load, relative humidity, and the ventilation and HVAC conditions that determine how well the home clears its own air. Samples from the main living areas are compared against a simultaneous outdoor reference at an independent accredited laboratory, so elevated readings are meaningful. It is the right choice when symptoms or concerns are not tied to one obvious culprit and you want to know where to focus.
How does moisture testing find hidden water in a home?
Moisture testing combines pin and pinless moisture meters, which quantify how much water is in wood, drywall, and concrete, with thermal imaging, which reveals cool, damp areas behind finishes that the eye cannot see. Readings are compared against a dry baseline in the same materials, so an elevation is meaningful rather than a guess. The result maps exactly where a building is wet and how wet, which is the prerequisite for a lasting repair and for documenting a water event for insurance.

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949-529-2121
elvisinspector@gmail.com
8484 Wilshire Blvd, Beverly Hills, CA 90211

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