San Francisco · City and County of San Francisco
Mold Inspection in San Francisco, CA
3 findings that come up most often in San Francisco homes — assessed by a former builder who knows what this housing stock hides.
San Francisco has requirements no other city I serve does: a Mandatory Soft Story Retrofit Program for qualifying multi-unit buildings, a 3R Report documenting a property's permitted use and unit count, and sewer lateral compliance obligations that can arise at transfer. I flag where these apply so you can confirm status with the city before removing contingencies.
That shapes what a mold inspection in San Francisco actually needs to look for. Dry rot at light wells, bays and west walls is the finding that comes up most often here, followed closely by unpermitted in-law and ground-floor units. Both are specific to how San Francisco was built and where it sits — not items from a generic checklist.
A small stock of pre-1906 Victorians that survived the fire, a very large post-1906 Edwardian rebuild, 1920s–40s Mediterranean and Marina-style rowhouses across the western neighbourhoods, post-war infill, and modern condo and loft construction east of downtown.
Local Findings
What comes up most in San Francisco
These are the findings this inspection is actually looking for here — drawn from how San Francisco was built and where it sits, not a generic list.
Dry rot at light wells, bays and west walls
Fog and wind-driven rain attack west and north-facing elevations year-round. Light wells, bay window sills and the junctions where stucco meets wood trim are where it starts, and it is usually well advanced before anything is visible from inside.
Unpermitted in-law and ground-floor units
Extremely common in San Francisco. I check ceiling height, egress, ventilation, heating and electrical, and flag work that looks like it was done outside the permit process. Whether a unit is legal affects value, financing and insurance, not just safety.
Party walls and attached construction
Most San Francisco buildings share walls. Moisture, pest activity and structural movement all cross those boundaries, and problems originating next door regularly show up on your side first.
San Francisco housing stock that matters here
Age and construction era change what this inspection prioritises.
1906–1920s Edwardian rebuild
The largest share of the city's housing, built fast during reconstruction. Common findings are ground-floor garage openings creating soft-story conditions, original single-pane wood windows, dry rot at light wells and bay windows, and shared party walls with the neighbouring building.
1920s–40s Mediterranean & Marina-style
Dominant through the Sunset, Richmond and Marina. Stucco over wood framing with limited drainage plane behind it, tunnel entrances, and ground-floor garages beneath living space are the recurring pattern.
1990s–present condos & lofts
SOMA, Mission Bay, Dogpatch and Hayes Valley. Priorities shift to balcony and deck waterproofing, window-wall assemblies, unit-boundary systems, and moisture crossing from shared construction.
How the inspection works
- 1
Pre-Inspection Survey
We discuss the property's history — past leaks, water damage, and any odors or symptoms you've noticed.
- 2
On-Site Inspection
A thorough visual, thermal, and moisture assessment of every accessible area of the property.
- 3
Moisture Source Tracing
Wherever the thermal scan or moisture meter flags an elevated reading, we trace it back to find where the water is actually coming from.
- 4
Clear Report
You receive a plain-English report with findings, photos, and practical next steps — delivered the same day.
What you get
- Find hidden moisture before it becomes a major repair
- Protect your family from mold-related health issues
- Documented findings you can use in real estate negotiations
- No conflict of interest — we don't sell remediation
Starting at $279 for a standard visual, thermal and moisture assessment. Larger properties are quoted before we book. Call for a fast, transparent quote.
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