1. Independent Assessment
A licensed mold assessment consultant surveys the property, maps moisture, and identifies the source and extent. They produce a written protocol defining the scope of work and the criteria the finished job must meet.
In Texas this must be a different company than the one performing the remediation. That separation is the foundation everything else rests on — the party defining the scope has no financial interest in enlarging it.
2. Containment
The work area is sealed with poly sheeting. HVAC supply and return registers inside it are sealed so the system does not distribute spores through the building.
HEPA air scrubbers run under negative pressure, exhausting outside so air flows into the containment rather than out. Properly set up, the sheeting visibly pulls inward.
3. Removal
Porous material that stayed wet comes out — drywall, insulation, carpet and pad, ceiling tile. Mold grows through porous material rather than merely on it, so surface cleaning does not resolve it.
Non-porous structure such as framing and decking is cleaned and, where the protocol allows, encapsulated rather than replaced. Waste is bagged inside containment before it leaves.
4. Cleaning and Treatment
Remaining surfaces are HEPA vacuumed and wiped. Antimicrobial treatment may be applied where the protocol calls for it.
This step handles settled spores throughout the containment, not just the original growth area.
5. Drying and Source Repair
The assembly is dried to target moisture content, verified with meters rather than by appearance. Simultaneously, the moisture source gets fixed — plumbing, roofing, drainage, or HVAC.
Remediation without source repair is temporary, and every credible protocol identifies the source as part of the scope.
6. Independent Verification
The assessor returns and evaluates the work against the protocol, often including air sampling compared to an outdoor control. If criteria are met, documentation follows.
Where the project required a licensed contractor, a Certificate of Mold Remediation may be issued. Keep it — Texas requires sellers to provide it to buyers for five years after issuance.
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