Name: A&A Property Inspections
Address: 8484 Wilshire Blvd, Beverly Hills, CA, 90211, US
Telephone: 949-529-2121
Price range: $$
Rating: 4.9

Question 1

How much does mold inspection and removal cost?

Accepted Answer

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.

Question 2

How long does mold remediation take?

Accepted Answer

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.

Question 3

Is black mold actually dangerous?

Accepted Answer

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.

Question 4

Does homeowners insurance cover mold removal?

Accepted Answer

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.

Question 5

What are the health symptoms of mold exposure?

Accepted Answer

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.

Question 6

Can I clean up mold myself with bleach?

Accepted Answer

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.

Question 7

Do I need to leave my home during mold remediation?

Accepted Answer

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.

Question 8

Should I get a mold inspection before buying a home?

Accepted Answer

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.

Question 9

What should I do first if my home flooded?

Accepted Answer

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.

Question 10

What is clearance testing and do I need it?

Accepted Answer

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.

Question 11

How fast can you come out for an inspection?

Accepted Answer

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.

Question 12

What happens during a mold inspection?

Accepted Answer

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.

Question 13

What is radon and why does it matter in California homes?

Accepted Answer

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).

Question 14

What is a safe radon level — and when do I need mitigation?

Accepted Answer

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.

Question 15

What is EPA RRP certification and does my contractor need it?

Accepted Answer

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.

Question 16

How is lead-based paint tested in a California home?

Accepted Answer

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.

Question 17

What does a California home inspection cover?

Accepted Answer

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.

Question 18

Do you offer radon, lead, and home inspection in addition to mold services?

Accepted Answer

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.

Question 19

What does a commercial property inspection cover?

Accepted Answer

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.

Question 20

What is the difference between a mold inspection and a mold investigation?

Accepted Answer

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.

Question 21

What is an allergy inspection and how is it different from a mold inspection?

Accepted Answer

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.

Question 22

What does indoor air quality testing measure?

Accepted Answer

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.

Question 23

How does moisture testing find hidden water in a home?

Accepted Answer

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.

Commercial Property Inspection

What is Commercial Property Inspection?

When You Need It

Signs to Watch For

Our Commercial Property Inspection Process

1. Scope & walkthrough

2. Building systems

3. Site & life-safety

4. Optional environmental testing

5. Written report

What to Expect

Common Questions

Areas We Serve

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Service Area