Property Inspections in Irvine, Orange County, CA

State-of-the-Art and Comprehensive Inspection in the Industry

Exceeding the Current Industry Standards of Practice and Codes of Ethics

Comprehensive Mold Inspection

Our Irvine, Orange County, CA Home Inspections Include:

Thermal Imaging

Moisture Meter Testing

90 Day Home Warranty

Repair Request List Feature

Energy Conservation Audit

Reports With Photos or Videos

Electronic Reports

Single Family Home Inspections

Commercial Building Inspections

Mobile/ Manufactured Homes

Multi-Unit Property

Sample of Home Inspection Report

Comprehensive Mold Inspection

Our extensive training and years of experience as home inspectors, mold consultants, and environmental testers, guarantees that you receive the most thorough, state of the art and comprehensive inspection in the industry.

We exceed the current industry standards of practice and codes of ethics as home inspectors, mold assessors, and environmental hygienist test technicians. We only inspect and test and do not offer to do repairs or upsell you on additional products, which is a code of ethics violation of our certification organizations.

Beware of Companies That Both Inspect and Offer to Do Repairs, This Is a Violation of the Industry Code of Ethics.

Our inspectors conduct every inspection as if they were moving their own families into the home. Our motto is “ Protecting Health and Home.”

In addition, every home inspection is also backed by a 90-day home warranty policy that covers many items that may become defective or were functional at the time of the inspection. Due to our advanced training, we are also able to offer a Comprehensive Mold Inspection, Moisture Meter Testing, Thermal Imaging, and Energy Savings Conservation audit, with each home inspection.

*Mold inspections as part of home inspection do not include the collection of samples without your approval, which is subject to additional laboratory fees.

Unlike other home inspection companies in Irvine, California, who will need to refer you to an environmental or mold specialists, we are nationally certified experts. We can handle the job without making you jump through hoops for most additional costly evaluations or testing, including the areas of mold, indoor air quality, allergens, child safety, radon, formaldehyde, energy conservation, EMF, water quality and VOCs.

Take the time to read through our credentials and qualifications, as this is so important when hiring an inspector. When it comes to an expensive home purchase or your family’s health and safety from mold and other microscopic air quality hazards, don’t focus on price alone. You don’t want cheap, you want good. Focus on value, quality, experience, and professionalism when you hire an inspector.

For mold inspectors, the only industry-recognized accredited certification is provided by the American Council of Accredited Certifications (ACAC). Again, accept no substitutes.

You can verify our credentials by visiting: ACAC.org.

What People Are Saying About Us Online

Excellent

4.9

Based on 110 reviews

Kimberly C.

I recently used GPMI to inspect my home for mold after noticing a musty smell in our Newport North/ Irvine Company home. Joseph and his team were incredibly professional and thorough. As we feared and suspected, abnormal and high levels of MOLS SPORES for the following organisms throughout our Irvine Company home: Aspergillus Penicillium, Chaetomium and Stachybotrys.They provided a detailed report with their findings, which we relayed to our Attorneys. Without this report and PROOF this property made us ill, the Irvine Company would continue to gaslight and say there "were zero issues with the unit." I would highly recommend them to anyone concerned with potential mold in their home.

Brenda Beza

GPMI is absolutely wonderful! They are one of the many reasons I am still alive today. After years of chasing my tail, wondering what was causing all sorts of health issues, my naturopath told me to consider environmental factors within the place I was renting. Western medicine was of no help, so I was at my wit's end. I started doing the research and was blessed to find Joe Hernandez and his company. He listened intently to my health issues and concerns. He was so great at being a straight shooter and offering advise on how to go about this. After he conducted the inspection, he provided me with an in-depth report, which provided me with the information I needed to make empowered decisions. I will forever be indebted to him and his team for the wonderful care and service.

Brittany Parkin

We called Guaranteed Property Inspection after an extensive mold remediation in the home we are renting and subsequent inspections that passed but didn't seem thorough since some of us were still suffering from health issues. GPMI came highly recommended and we were very impressed with their service and communication. The owner, Joseph, recommended a plan for inspection, and Danny showed up right on time and did a very thorough inspection of the interior and exterior of our home. He explained everything he was doing along the way and was very gracious in answering all of our questions. He ended up finding some more mold throughout the home and took all the required samples to ensure a thorough report with recommendations and the safety of our family in mind. After going through a couple other inspection companies with shoddy results, we can't recommend GPMI any more. Hire them if you're concerned about mold in your home, whether you are a renter or a home owner. Dean walked an elegant line between being straight up and not BS'ing us about things that are legitimately concerning, but also didn't unnecessarily alarm us which I really appreciated after all we've been through. 5 stars!

Sarah W

I called GPMI to assess concerns about mold and general air quality in my condo. Danny came and conducted an extremely thorough inspection. He was straightforward, explained everything, and took the time to address my numerous concerns. I am incredibly thankful for his help assessing my situation and for the information he provided on how to maintain good air quality going forward. It is clear that Danny truly cares about people’s well-being!

edmond seyfi

Special thanks to DannySuch an awesome gentlemanFoucas on his job and did amazing inspections all around our houseAll rooms , attic , kitchen, bathroomsWith details search and pictures.We need more honest people like him.God bless

SP Collectibles

These guys are incredible. Do not hire some run of the mill mold inspector to examine your apartment - you are wasting your money and time. Mold can be so serious, and you need true experts for the job. We have brought in other "inspectors" in the past, and they found nothing. Guaranteed Property came to my apartment, and instantly found 4 major sources of mold within an hour. They were so easy to work with, and the best part of their service was the inspection report they provided for me. I've never seen anything like this ... the amount of time and effort they put into this one job went above and beyond. Highly recommended. Honest, and thorough in an industry full of frauds.

Clair Darling

Danny is super professional and knowledgeable. The report and testing is extremely thorough. Danny also is super responsive and got the report to us very quickly.

Heather DeBouck

Hi can't say enough about our experience with GPMI and especially Danny. We have been dealing with mold issues in our apartment and had previously used 2 other mold inspection companies. the difference between those and GPMI is night and day. Danny was extremely professional, knowledgeable and thorough. He explained everything to us and went over areas of concern and what he would be submitting. Prices are a little higher than other companies, with that being said I realize now you get what you pay for. I highly recommend GPMI.

More reviews

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If you suspect there may be a mold issue, don't hesitate to call us or schedule an inspection today!

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Wendy Nazaroff

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Carolyn Smith Burris

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Extremely profession, thorough with details, very personable and respectful and has become someone I can count on as this is my second moldy condo. From this point on, I will never move again until Joe has inspected.

Nicole Boyar

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ABSOLUTE BEST EVER!!! I was blown away by the experience start to finish. They are so pro, so thorough, so patient, communicative and lovely to work with! I've used them once for a rental home and once during the escrow process while purchasing a home and both experiences have been so so wonderful! Danny and Joseph - THANK YOU! You guys are epic at your jobs. It's so rare to experience a company thats such a great experience to work with!

Sophia Baird

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Danny came in and did our inspection and was super thorough and respectful. I would highly recommend Danny and this company.

Robert Torres

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Abraham Beltran

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We had a really bad mold issue in our home and needed to hire a company to know if our family's health issues were related to mold exposure. Joe and Danny were amazing. Our inspector Danny was very helpful in informative on what he was seeing in our home. Thanks for assessing mold situation in our home. Highly recommend 👌

Kimberly Billett

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Very positive experience with Joe and Danny from the beginning. Joe was our first contact we reached and he was very knowledgeable. Everything around the inspection beforehand was greatly explained. The prices are in the upper range on the market but this is a one time stop since they provide the whole package. They will even connect you to a lawyer afterwards if there is legal action that needs to be taken.The day of the inspection Danny showed up and was right on time. He also explained in great detail what he is doing, seeing and inspecting. Even during the inspection Danny was concerned about our health and made sure we were not exposed more than usual when he would lift up the carpet for example.Danny explained every step on the way and left with all questions answered.Inspection was on a Thursday and we received our results AND report on Tuesday.Joe then assisted us and explained the report to us in great detail. He took some extra time for us which is greatly appreciated.

Karey Alejandro

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Awesome experience with Danny and Joe. Explained everything throughly before and after the inspection. Don’t waste your time and money on the quicky inspections. This is your health and worth the knowledge and experience you’ll get here. Very knowledgeable on the ERMI test I did prior to this inspection. Thank you!

emily cruz

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Super positive experience with Joe & Danny from the beginning. Joe was very patient and thorough explaining the process me and is very well versed in the potential health consequences of mold and mycotoxin exposure. I felt like I was in good hands from the beginning.Danny was our hygienist and showed up right on time. He was just as knowledgeable as Joe and was very patient with all of my questions. He went above and beyond to check all of the areas I had concern about. They definitely care about their clients and making sure any potential areas of concern are documented, even the ones where the visible eye cannot detect any mold.

Ryan Shook

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I've had my place tested 4 times now and this has been the best experience so far. Danny is a professional and knowledgable. He did a thorough inspection and paid close attention to detail. Danny was able to find issues that other companies didn't pick up on. I had a fantastic experience.Thank you Joe for all the information over the phone. Highly recommend if you want the job done correctly.

Karen Knartzer

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We needed help finding hidden mold in our home. We had another inspector that spent less than 30 minutes with air samples and told us we were fine but we knew we had mold in our home. Joe was prompt, kind, and very knowledgeable. He spent several hours and inspected our whole home and took time to explain everything to us. His report is very thorough with pictures and explanations. Turns out, we had several areas with mold. He gave us recommendations and walked us through the process. We used Joe for the post remediation test as well as I trusted him. I will continue to recommend Guaranteed Property and Mold Inspection to others as they made this process much easier to go through.

Kimberly Jepson

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Highly recommend! I was really impressed with GPMI and the thoroughness of the inspection. Danny was awesome. He was extremely knowledgable and professional. He provided a level of transparency that made me feel confident. I am so happy I called them.

Melissa Jones

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The mold world is so convoluted but I am grateful for experts like Joe who is extremely educated and thorough. His communication is on point and he doesn’t waste any time nor will be waste your hard earned money. I suspected mold in one place in my home and he found it in 3 places, 2 of which were completely hidden behind cabinetry that we never would have seen because they were both very small slow leaks. If you have any mold needs please call him he is absolutely worth it.

I Dy

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I had an asbestos inspection with GP inspect and can confidently say they were the most responsive and knowledgeable company I came across in my contact with several environmental inspection companies.Dorsaye was the best and handled my last-minute changes and numerous questions with ease. Throughout my communication with her over a week’s time she was always responsive, knowledgeable and extremely kind. In terms of the actual inspection, Joe showed up on time and did an initial review of the property and clarified which areas were most likely to have asbestos, including reviewing areas where I mentioned I would renovate in the future and therefore disturb materials. He was patient in answering my questions about why certain areas were suspect based on his expert knowledge and helped narrow down which samples to take. He then proceeded to efficiently extract samples— all while making certain the sample area was kept in a safe condition if it did have asbestos in it. I received my results exactly when promised and couldn’t be more impressed with the level of service and knowledge of GP inspect. Do hire this company for your inspection needs. I can’t recommend them enough.

Dan Willey

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GMPI inspector, Dan, was timely, extremely knowledgeable, professional and conducted the most thorough mold inspection and air quality test in my lifetime. I will not use anyone else, they earned my trust and business for any future issues.

Vegan's Alley

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Dorsaye and her team offers such an amazing service! I HIGHLY RECOMMEND this service. Danny was extremely thorough and informative with the inspection. Dorsaye is a sweetheart, she answered all of our questions and truly cares for the peoples well being !

Daniel De Maio

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Vlas Parlapanides

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We used this company to test the air in our home for mold. We scheduled an appointment with Joe G. He was on time and a true professional. He took the time to answer all of our questions and was very thorough and knowledgeable. It's very clear that Joe knows his stuff. AND, most importantly, he's honest. That's huge in this crazy business where people sometimes try and take advantage of homeowners. Their price was a hundred bucks more than a competitor BUT it was worth it imo. They use one of the best labs in the country, so you know their results will be accurate, and they give you an honest assessment, so you can rest assured with their results and knowing you weren't taken advantage of. I can't recommend them highly enough!!

Fahad Al-Anazi

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Joanne Meyerson

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I am very happy with the overall services GPMI provided. Danny was thorough, patient, and professional. I highly recommend this company.

Allie Stockton

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The entire team at Guaranteed Property and Mold Inspection has been exceptionally helpful and thorough. We were only aware of two problematic areas with mold growth in the lower level of our home, and they were able to identify a whole host of significant problem areas of mold and moisture that we were entirely unaware of. Without this exceptional company, we would still be living in extremely inhabitable conditions with a high level of mold burden and mycotoxins - with our children and pets. We are so grateful to them for helping us get our health and life back!

jeanette1600

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Danny was very thorough and detailed with his inspection. There is no way that I could have seen all of the areas that he went through. Very professional. I would definitely recommend him and Guaranteed Property Mold Inspection

Ben Nemtin

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Joe is a pro from beginning to end, and he really cares about the work he does. 100% recommending to friends.

Leonardo S

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Hands down the best! I had a horrible event happen where indoor air quality in the apartment I’m renting was compromised by a third party. I had no idea how to proceed. Being in that situation is extremely stressful. I called several inspection companies and felt like I was talking to a car salesman almost every time. People will take advantage of you when you’re vulnerable. Many companies turned me down because I’m not the home owner. Joe was honest, took the time to understand how to best help me given the situation, and came out to inspect my apt. sooner than others would. He’s passionate about helping people and his work. He makes sure the job is done well. Honestly, I am grateful I came across him. I hope no one has to experience what I did but, if you do, Joe is definitely the person to call.

Cody Kilian

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These guys were awesome for mold inspection of the property I am renting from! They came right out as soon as I called and laid out all the options for inspection and testing. Very thorough inspection and transparent about each process. Super informative and extremely knowledgeable. Answered all of my questions and left me feeling confident that my mold situation was in the right hands and this nightmare will be over soon. I’m very happy I called these guys ! Danny was awesome !

Stephen Destino

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Danny and Joe were EXTREMELY helpful!!! They always responded to my concerns quickly and with effective answers, solutions and strategies. 5 star service from Danny as he inspected our property!!!! Very professional!! Thank you GPMI service!!!!!

Krystil McDowall

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We've had a fabulous experience with Joe dealing with a water damage and mold issue. He was highly recommended by friends. When we reached out, he was responsive and professional. The day he turned up for our inspection he was thorough and informative and really helped us understand our water damage issues. I can't recommend Joe enough

Sergio

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I am so glad I called them. From the time I called, Joe was very helpful. I explained to him the suspicions I had and he asked a couple questions to figure out what the issue might be and was able to get us an appointment that worked around my schedule. Really appreciated! Joe came out was really friendly, knowledgeable, and took the time to listen about the worries I had. He would regularly check in with me with updates about what he was finding. I would definitely recommend GPMI to anyone that suspects a mold issue.

Rebecca B

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Joe’s very professional, knowledgeable, detailed, kind and patient. He gave us a very generous amount of time, answered all our questions and thoroughly examined the mold containment, taking numerous samples. He is obviously passionate about helping people have safe, healthy environments, and we are very grateful to have found GPMI!

Vincenzo Farina

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Highly recommended, from start to finish, Joseph was in touch with me.

Alexandre Secanove

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My wife and I bought a house built in the 1950s, which led to concerns about the presence of asbestos. Within the house, we had some hints that it could be present and even exposed to us: naked insulation in the closet, weirdly-cut insulation around the water heater with exposed "fibers", popcorn ceiling in one of the bedrooms...After some (long) research, I reached out to Joe through Yelp at 9pm, and he immediately answered to schedule a call for the next day. During the call, Joe was not trying to sell anything, actually quite the opposite. He explained that asbestos is very common for this type of house, we shouldn't worry about it, and he wants to make sure we are testing only if needed because of suspected exposure or if we want to make some renovations.Joe came and simply asked for a tour to see the areas of concerns. We discussed and he quickly tried to figure out if testing was a good idea or not, and how to be efficient, like with the different types of walls in the house. He was very knowledgeable, explaining along the way what could be an issue or not. He is very passionate about making a difference, and went the extra mile by identifying mold growing within the garage wall, and giving us a game plan to avoid it.His asbestos sampling method was professional, thorough and very clean. He used water to avoid fibers from getting released in the air when sampling, and a HEPA vacuum to capture any potential fibers that could have been released during sampling (which, by the way, can go terribly wrong if you're doing it yourself with home kits).Joe was on time, very knowledgeable, went the extra mile, very polite, and absolutely passionate. We highly recommend his services!

Marios Papaefthymiou

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Prompt and thorough. Danny performed inspection (leak damage) within 24 hours from call and answered all our questions. Will call again.

D K

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Very professional company. Danny came out to do the inspection and took his time and answered all of my questions. I felt like I was in good hands. Highly recommend Guaranteed Property and their team.

Jean-Pierre Gimenez

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If you have any chronic illness or autoimmune disorders and need to determine whether your house is clean from toxins, I highly recommend Guaranteed Property and Mold Inspection. My wife has an autoimmune disorder and gets very sick in places with even the tiniest spec of water damage or other toxins. When we purchased our new house, the previous inspector found nothing wrong with the home. However, my wife started noticing she felt weird in certain parts of the house. We called GPMI to help us figure out where the problem was coming from. Joseph went into the house and was highly professional, knowledgeable, and ethical. He found the hidden problem and explained all our options clearly so we could move forward with the safest option for our family. Joseph's efforts didn't stop there; he continued to answer our calls and advise us on questions throughout the process. I can say with confidence that he cares about the well-being of his clients, and will do what it takes to help them in the process of making their homes a healthy space to live in.

Dustin Smithson

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Use this company! They are passionate about what they do. Really, they want to help you. Not many people do these days. I appreciate how much they were willing to work with us and came almost immediately when we requested an inspection. Less than 24 hours. Danny D was awesome and they are incredibly thorough. Our lawyer has been practicing for years and stated that he was so impressed with the comprehensive analysis of the report. It is incredibly detailed. Look no further. Book Jo, Danny and the team.

Desiree Macchia

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They were extremely thorough and stayed at the place for 4 hours to make sure all nooks and crannies were inspected. Would highly recommend their service to anybody!

Scott Mallernee

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Boy oh boy are they thorough! Be prepared when they come because they don't do anything less than 100%. Danny was the man! He actually came for our first appointment, but I was honestly not ready to let them do their job to the extent they take pride in doing it. He even apologized to me for me not being prepared, go figure haha! True customer service! I prepared our place and they came back a week later (my next availability).They spent the needed time for a good inspeciton. Anticipate more time than you think...took about 3 hours, but not because he was slow. He went around the entire house, attic, and crawl space. He took air samples and specimen too. Got the results back within a business day...unheard of!You can probably see why I gave them a 5 star. Guaranteed Property and Mold Inspection should honestly get a bonus star! Don't hesitate if you are needing to have your place inspected by a great company you can trust!

Chris Cohen

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Joe was really good! He came by gave me the details and got all his gear! He’s funny too! Told me what he was going to do, and left him toHis business, came back to him collecting two samples that he believed was worth testing! He’s been a great help and he’s going to set me up for success, with my issues!

Katarina Kern

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Joe was exceptionally pleasant and professional to work with! I was very impressed with the time he took to make sure that the tests and services were fully explained — you can tell he truly cares about his work. He was efficient, knowledgeable, and meticulous in his inspection of my home to ensure that no potential areas of concern were left unidentified. I would strongly recommend him for any of your mold/environmental allergen testing needs!

Liz Thompson

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My old apartment had mold on it and I didn't want to take a risk with our next home. Joe came highly recommended from a friend and I can see why. He's an expert on what he's doing, he's incredibly communicative throughout the process so you can understand what's going on and what steps to take, and he was patient and gracious to answer all my questions. He was also incredibly thorough and helped to work around a complicated timeline for us. Absolutely above and beyond expectations.

Laura Pellegrini

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The inspection was very thorough. Danny was professional and informative. All employees that I dealt with were friendly, took good care to keep the house and belongings safe and clean. Dorsaye scheduled the inspection and she was also very helpful and informative. This company does not try to sell you on sampling and gives an honest opinion of what is needed and what is not needed. A detailed report with photos is generated. I was very pleased with their service!

Kartar Diamond

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DANNY WAS so helpful and thorough with the mold inspection today. I feel like I am in good hands getting this mold issue resolved.