Do Home Inspectors Check for Mold, Asbestos, Radon, and Other Hidden Hazards?

You’re under contract, the inspection is scheduled, and you're holding your breath… literally. For many buyers and sellers, the home inspection feels like a big moment. But here’s a common surprise: do home inspectors check for mold? What about asbestos, radon, or lead paint?

If you’re a real estate agent or homeowner, it’s important to understand what home inspections check for—and what they don’t. Spoiler alert: a standard inspection does not automatically test for mold, radon, or asbestos. But that doesn’t mean you should ignore them.

Let’s walk through what’s included in a typical home inspection, what requires add-ons or specialists, and how to advise your clients to protect their health, safety, and investment.

What Do Home Inspectors Actually Do?

Home inspectors play a crucial role in real estate—but they’re not environmental health experts. Their job is to identify visible, accessible issues with:

• Structure
• Roofing
• Plumbing
• HVAC systems
• Electrical panels
• Appliances
• Attics and crawl spaces

But do home inspections check for mold? Not usually. A standard home inspection does not include:

• Mold testing
• Asbestos identification
• Lead paint analysis
• Radon testing
• Carbon monoxide detection
• Indoor air quality testing

Instead, inspectors may note signs of concern (e.g., musty smell or water stains) and recommend additional evaluation.

Real estate agents: Set the expectation early. If buyers or sellers are concerned about health hazards, suggest scheduling additional tests—especially if the home is older or in a high-risk area.

Do Home Inspectors Check for Mold?

Mold is one of the most misunderstood inspection topics. Many buyers assume it's covered. So let's break it down.

• Do home inspectors check for mold?
  Not officially. Inspectors aren’t certified to diagnose or test mold unless hired specifically for a mold inspection.
• Are home mold test kits reliable?
  DIY kits can detect the presence of mold spores, but accuracy varies. Professional testing offers more reliable lab results and air sampling.
• What happens if mold is found during a home inspection?
  Buyers may renegotiate the deal, request remediation, or walk away—especially if black mold on the outside of house or hidden green mold in house is discovered.
• Can you sell a home with mold?
  Yes, but it must be disclosed. Trying to hide mold can backfire legally.
• Can I sue if I bought a house with mold?
  Possibly—especially if the seller knew and didn’t disclose it. That’s why documentation and transparency are key.

Real estate tip: Recommend sellers test for mold in advance, especially in basements, attics, and areas with past water damage. Mold on the exterior of a house should also be cleaned before showings.

Do Home Inspectors Test for Asbestos?

Asbestos was used in insulation, floor tiles, siding, and more—especially in homes built before the 1980s. But do home inspectors check for asbestos? Generally, no.

• When did homes stop using asbestos?
  There was no official ban, but asbestos use in homes was phased out in the late 1970s and 1980s.
• Would a house built in 1976 have asbestos?
  Possibly. Houses built before 1980 often contain asbestos in some form.
• Do you have to disclose asbestos when selling a house?
  Yes—if you’re aware of it. Laws vary by state, but non-disclosure can lead to lawsuits.
• Does home insurance cover asbestos removal?
  Typically not. Home insurance usually excludes asbestos abatement unless it results from a covered loss (e.g., fire or storm damage).

If an inspector sees materials suspected of containing asbestos, they’ll note it and recommend lab testing. Only a licensed asbestos specialist can confirm it through sample collection and analysis.

What About Radon? Do Home Inspections Include That?

Radon is an odorless, invisible radioactive gas that occurs naturally in soil. It’s the second leading cause of lung cancer in the U.S.

• Is radon testing required to sell a home?
  Requirements vary by state. Some states (like Illinois) require disclosure if testing has been done, but not mandatory testing.
• Do home inspections include radon testing?
  No, not automatically. But many inspectors offer it as an add-on service.
• What houses are most at risk for radon?
  Any home built on soil or rock can have radon, but homes with basements or slab-on-grade foundations are common culprits.
• Should I buy a house with a radon mitigation system?
  Yes! If radon was high and the system is already installed, that’s a bonus—not a red flag.
• Can you be in the house during a radon test?
  Yes, but closed-house conditions are required. Windows and doors should stay shut (except for normal entry/exit) for 12 hours before and during the 48-hour test.

Radon tests are easy and affordable. Best home radon detectors include digital continuous monitors and short-term charcoal canisters.

Do Home Inspectors Test for Lead Paint?

Not typically. Lead-based paint was banned in 1978, but many older homes still have it.

• How can I tell if my house has lead paint?
  Homes built before 1978 likely do. Look for cracking, chipping paint—especially on trim and windows.
• Do home inspectors check for lead paint?
  They may note suspicious areas, but testing requires specialized swabs or lab analysis.
• How to remove lead paint from home?
  Use certified lead-abatement professionals. Sanding or scraping it yourself can release dangerous dust.
• Do you have to disclose lead paint when selling a house?
  Yes—federal law requires disclosure for homes built before 1978, even if the seller isn’t sure of its presence.

Other Hidden Hazards: Carbon Monoxide, Allergens, Air Filters

While inspectors might not test for these directly, smart homeowners and agents should be aware of:

• Carbon monoxide: Can you have carbon monoxide in an all electric home? Rarely, but yes, especially if you have a fireplace or attached garage.
• Do all homes need carbon monoxide detectors?
  Yes. Many states now require them by law near sleeping areas.
• Can carbon monoxide come through air vents in house?
  Absolutely, if the HVAC system pulls contaminated air from an attached garage or faulty appliance.
• Air filters and allergens:
  • Does home air filter quality matter? Definitely.
  • Signs you need to change your home air filter include increased dust and allergy symptoms.
  • Best HVAC air filter for home with pets? Use MERV 11 or higher to catch dander and allergens.

Clean filters improve indoor air quality and reduce allergens like mold spores, pet dander, and pollen. This can make a difference in how a home feels and smells—and whether a buyer falls in love or walks away.

To Learn More...

For real estate professionals, understanding these concepts can be particularly valuable during discussions with clients about why REALTORS® and real estate agents are knowledgable professionals.

If you’re preparing for your Real Estate Continuing Education or looking to enhance your knowledge through a Real Estate Course, topics like Healthy Homes can help set you apart.

As part of your License Renewal Course or other Real Estate CE efforts, staying informed on foundational property concepts can make a big difference in your expertise and client relationships.