Leak & Moisture Detection

Same-day and next-day appointments are usually available across our Bloomfield Hills service area, with 24/7 emergency response for active leaks, recent water damage, or urgent real estate timelines. Standard scheduling runs 1 to 3 business days depending on availability.

Our certified mold inspectors assess bathrooms, kitchens, laundry rooms, basements, attics, crawl spaces, HVAC components, and any area showing signs of past or current water issues. Thermal imaging and moisture meters identify hidden moisture behind walls and under floors.

Yes — finished basements are the single most common site of significant mold discovery in Bloomfield Hills properties. Michigan's groundwater pressure, combined with the age of waterproofing systems in homes built before the 1990s, means that moisture seeps through foundation walls and floor slabs regularly. When these spaces are finished with drywall, carpet, and drop ceilings, the moisture is trapped between the exterior foundation and the interior finish materials — creating ideal mold conditions that can develop for years before any visible sign appears. We recommend any finished basement in a home over 20 years old be assessed for moisture intrusion and mold as part of routine property maintenance.

Pricing varies based on the size of the property, the scope of testing required, and whether any lab work is included. Most residential mold inspections in Bloomfield Hills fall within the standard industry range of $300 to $600, with a clear quote provided before any work begins.

Air sampling, swab testing, tape lift testing, wall cavity sampling, and HVAC mold testing. The inspector recommends the right method on-site based on what's found. Samples go to a state-certified lab, with results typically back in 24 to 72 hours.

Mold needs water to grow, so finding the moisture source is what prevents the same problem from coming back after any cleanup. Moisture detection during the inspection identifies plumbing leaks, roof leaks, condensation issues, and humidity buildup that's feeding any growth.

Yes. Post-remediation verification confirms the remediation contractor's work succeeded and the space is safe to reoccupy. Because we don't perform remediation ourselves, the verification stays independent of the remediation contractor's interests, which is what insurers and tenants look for.

Inspection and testing only — we do not perform removal or remediation, and the separation is the point. The company telling you how much mold you have should not be the company billing you to take it out. What you get is the diagnosis: how far the growth extends, the moisture source keeping it alive, lab confirmation of what is present, and a written report you can give to several remediation contractors so they bid identical scope rather than their own estimates. On estate properties that independence is worth real money. A large finished basement, complex rooflines, and multi-level construction give a walkthrough quote enormous latitude to assume the worst about what sits behind finished surfaces, and remediation priced that way on a house this size gets expensive quickly. A documented scope, with the moisture source identified and the affected area mapped, is what keeps the job defined rather than open-ended.

The visit begins with history — when the house was built, what has been added or renovated, and what you have observed — then moves into a systematic survey: visual inspection, thermal imaging to locate temperature differences that indicate wet material behind finishes, and pin and pinless moisture meters to confirm it. On these properties the finished basement is the priority, because it is where moisture is most often found and where it does the most damage before anyone notices: framing and insulation installed against a foundation wall under groundwater pressure can hold moisture for years behind finished surfaces with nothing visible in the room. Above grade, the complexity of the envelope drives the rest of the work — dormers, roof valleys, multiple rooflines, and the transitions between them are where water intrusion begins on a large custom home. Expect three to five hours depending on size, and longer where several HVAC zones need separate attention.

Michigan does not license mold inspectors or remediation companies. There is no state credential to look up, and anyone can call themselves a mold professional here, which makes the question worth asking before you let someone into the house. What you can verify still covers most of the ground. Confirm recognized third-party industry certification and current liability insurance. Confirm samples go to an accredited independent laboratory rather than being read on site by the person selling you something. Confirm the company does not also perform remediation, since an inspector who profits from the cleanup has a direct reason to find more of it. And confirm the deliverable is a written report with photographs, instrument readings, and marked sample locations — ask to see a redacted sample report first. Michigan does license contractors, so while the mold credential cannot be checked, the residential builder or maintenance and alteration licence of whoever performs the repair can be.

Yes — the offices and retail along the Woodward corridor, professional and medical suites, institutional and school properties, clubhouses, and the common areas of condominium and homeowner associations across Bloomfield Hills and Bloomfield Township. Commercial inspection differs from residential in where moisture hides rather than in method: low-slope roofs pond and leak above ceiling systems, rooftop and packaged HVAC units generate condensation along extended duct runs, and damage develops above occupied space or in mechanical areas that get attention only at service intervals. Association work brings the below-grade question forward, since common-area drainage, grading, and foundation waterproofing are typically the association's responsibility while everything inboard of the unit belongs to the owner — and in this climate, with groundwater pressure and freeze-thaw cycling working on those assemblies every year, documenting the water's actual path is usually what determines which budget the repair comes from.

Give every contractor the same report and ask them to bid the documented scope, so quotes differ on price and method rather than on how much mold each company claims to find. Verify state licensing — Michigan licenses residential builders and maintenance and alteration contractors, even though it does not license mold work as such — along with liability insurance and workers compensation. On an estate property, add two questions. Ask how containment will be built and how the affected HVAC zone will be isolated, because a house running several independent systems can distribute spores from an uncontained work area into wings that were never affected. And ask how the contractor approaches high-end finish work, since remediation in a finished basement or a custom interior means the restoration is frequently the larger share of the cost. Above all, confirm the moisture source repair is in the scope — on these properties that often means exterior drainage or waterproofing, not only removal.

It is the independent check performed after the cleanup and before containment comes down and finishes are restored: confirmation that the affected material was genuinely removed, meter verification that framing, subfloor, and foundation surfaces dried to a normal moisture content, and clearance air sampling compared against an outdoor control taken the same day. It should never be performed by the company that did the removal — a contractor verifying their own work is grading their own exam. In Bloomfield Hills it is the step that protects the most expensive part of the project. Refinishing a large basement or a custom interior costs far more than the remediation itself, and closing up a wall that had not fully dried means taking that finish work apart again to reach the framing. Below-grade masonry releases moisture slowly, so a surface that reads dry can still be wet behind new studs. Verification before the finishes go back is cheap insurance at exactly the right moment.