Mold remediation
Water damage drying
Fire & smoke cleanup
Storm response
Sewage cleanup
ReconstructionFree visual inspection and a written scope of work before any mitigation begins - photos, moisture readings, and drying logs go in your claim file
The scope we write is the scope we bill. Anything new gets shown to you, in writing, before we touch it.
Get your free estimateTrusted Mold Remediation for Los Angeles Homeowners
Mold is a moisture problem that has found a place to grow. In Los Angeles, that place is often a bathroom with slow ventilation, a crawlspace under a pier-and-beam house in West Adams, or drywall that got wet during one of our atmospheric river winters and never fully dried. We’re Dryden Restoration Los Angeles. Since 2005, we’ve worked as an independently owned and operated Kingswell company on our Mold Remediation in Los Angeles and water damage restoration in neighborhoods from Sun Valley to Playa del Rey. When you call (213) 423-6383, a live person answers. That person books you a named arrival window, and the technician who shows up is background-checked and in uniform. The price is written down before any tool comes off the truck.
We follow IICRC, RIA, and IFA standards, and we put a 365-Day Done Right Promise in writing on every mold job. If the mold returns inside a year, we come back and correct it at no charge. That’s the Kingswell Way: say the price, show up in the window, leave the place cleaner than we found it, and guarantee the repair.
Key Takeaways
- Mold remediation in Los Angeles typically costs $1,800 to $6,500 for a standard room, depending on how far the growth has spread and whether drywall or framing needs removal.
- Mold does not go away on its own. Bleach does not kill mold on porous surfaces like drywall, framing, or carpet. The source of moisture must be fixed and the affected material removed or professionally cleaned.
- You get a written price before any work starts. That number does not change at the door.
- The guarantee is written too. The 365-Day Done Right Promise covers a free return visit if the mold comes back within a year.
- Same-day and next-day appointments are available throughout Los Angeles, Van Nuys, Santa Monica, and surrounding communities.
Restoration work we handle
Mold Removal Service
Mold Removal is the physical work of removing mold-contaminated material from a home and cleaning what can be saved. You need it when visible mold covers more than roughly 10 square feet, when mold has spread into drywall or subfloor, or when someone in the home has respiratory symptoms that improve away from the property. In Los Angeles homes, we frequently see this after a hidden leak behind a kitchen cabinet or a toilet flange that dripped for months without notice. Dryden Restoration Los Angeles handles the full scope: containment, removal, cleaning, drying, and repair. Most single-room mold removal service jobs in Los Angeles run $1,800 to $4,500, written in advance. Call (213) 423-6383 and we’ll give you a real number before any tool is touched.
Containment Before Anything Else
Before we remove moldy drywall, we seal off the work area with 6-mil polyethylene sheeting and run negative air pressure with a HEPA-filtered scrubber. That keeps spores from drifting into bedrooms and living spaces. The process is standard IICRC practice, but plenty of contractors skip it. We don’t.
What Gets Removed vs. What Gets Cleaned
Porous materials with mold growth, like drywall, insulation, and carpet pad, generally get cut out and bagged for disposal. Non-porous surfaces like tile, glass, and metal fixtures can be HEPA-vacuumed and wiped with an antimicrobial cleaner. Carl Brandt, our owner, insists every customer understand this distinction before we start, because it’s the difference between a lasting fix and a recurring problem.
Mold Remediation Services
Mold remediation services encompass the entire job: finding the moisture source, containing the affected area, removing contaminated material, cleaning what remains, drying the structure, and restoring finishes. You need remediation, not just cleaning, when mold has colonized building materials or is hidden behind walls and ceilings. Los Angeles houses built in the 1950s and 60s often have single-pane windows and stucco exteriors that trap condensation, and we know exactly which rooms in those homes trend moldy. Dryden Restoration Los Angeles provides mold remediation services with a written protocol, a written price, and a written 365-day guarantee. The typical Los Angeles remediation runs $2,500 to $6,500. We give you the number in writing before we start.
The Moisture Source Comes First
Remediation that doesn’t fix the water source is just a cleanup that buys a few months. We use moisture meters and thermal imaging to trace the leak, whether it’s a poorly flashed chimney, a bathroom exhaust fan that vents into the attic instead of outside, or a slab leak under a Sun Valley foundation. The source gets fixed first, or the mold comes back.
Drying to Standard, Not to Guess
After removal, we bring the affected area to a dry standard using professional-grade equipment from Dri-Eaz and Phoenix. We measure RH, relative humidity, with a hygrometer every day until the structural wood and remaining drywall read a safe moisture content. You see those readings if you want to. No mystique, just numbers.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Professional Mold Removal
Professional mold removal means the job is done by trained technicians who follow an industry-standard process, not by a handyman with a spray bottle of bleach. You need it when mold growth is widespread, recurrent, or located in ductwork, crawlspaces, or wall cavities. Los Angeles apartments and condos in older buildings, particularly in East Los Angeles and Maywood, share walls and venting, which means mold can migrate from one unit to another if not contained properly. Dryden Restoration Los Angeles performs professional mold removal to IICRC, RIA, and IFA standards, with background-checked, uniformed technicians. Pricing ranges from $1,800 for a contained bathroom issue to $6,500 or more for multi-room spread. You’ll know the exact figure before we begin.
HEPA Filtration Throughout
Every remediation we run uses HEPA-filtered air scrubbers and HEPA vacuums. That’s non-negotiable. A standard shop vac circulates spores right back into the room. Our Dri-Eaz and XPOWER scrubbers remove 99.97% of particles down to 0.3 microns, which is the fraction that actually matters for respiratory health.
Clearance Testing Optional, Always Transparent
After the work is done, some homeowners want a third-party clearance test to confirm the air is clean. We support that. We’ll tell you what the test measures, what it costs, and what the results mean. We don’t have a financial relationship with any testing lab, so the recommendation you get is based on what we’d want in our own homes.
Mold Inspection
A mold inspection is a systematic search for visible mold, hidden moisture, and conditions that support mold growth, often followed by air or surface sampling. You need one when you smell mustiness but can’t find the source, when you’re buying or selling a house, or after a water event that wasn’t professionally dried. In Los Angeles, home sales in Venice and West Hollywood often hinge on inspection findings, because buyers in those markets know what hidden mold can cost. Dryden Restoration Los Angeles offers Mold Inspection & Testing as a standalone service or as the first step of a remediation job. A visual inspection with moisture mapping typically runs $250 to $450 in Los Angeles. If remediation follows, we credit the inspection fee toward the job.
Moisture Mapping with Tools, Not Knuckles
We use pin and pinless moisture meters across walls, floors, and ceilings to find wet zones you can’t see. Thermal imaging helps us spot temperature differences that indicate hidden moisture. This is how we find a leaking shower pan in a Lawndale home or a slow roof leak in Compton before the mold becomes visible.
When Air Sampling Makes Sense
Air sampling isn’t always necessary, but it’s useful when you need a baseline, when health symptoms are unexplained, or when a real estate transaction requires documentation. We’ll explain the difference between spore trap sampling and culturable sampling in plain English. If we recommend sampling, we’ll tell you why, and we’ll walk you through the lab report line by line.
Mold Removal Specialist
A mold removal specialist is a technician or company that focuses specifically on mold remediation and water damage restoration rather than general contracting. You need one when the job involves structural drying, crawlspace encapsulation, or repair work after mold removal, because the sequencing matters. In Los Angeles, where homes in Bell Gardens and Maywood often sit on raised foundations with limited ventilation, crawlspace mold is a specialty of its own. Dryden Restoration Los Angeles is a mold removal specialist, and our team has been doing exactly this work since 2005. A specialist-level remediation in Los Angeles typically costs $2,000 to $6,000, depending on access and square footage. The price is written before work begins.
Crawlspace and Subfloor Work
Los Angeles gets less rain than most of the country, but when it rains, it can pour, and raised foundations hold that moisture. We regularly treat crawlspace mold in Compton and Lawndale, installing vapor barriers, improving venting, and removing moldy insulation and subfloor. This is cramped, careful work that most general contractors don’t want to touch. We do it daily.
Post-Remediation Repair by the Same Crew
Most remediation companies hand you off to a contractor for the rebuild. We handle drywall replacement, paint, and trim in-house, so the crew that removed the mold is the same crew that closes the walls back up. That means one written price covers the whole job, and one written guarantee covers the repair.
Black Mold Removal
Black mold removal is the remediation of Stachybotrys chartarum, a dark green-black mold that grows on drywall, wood, and paper products that have been continuously wet, usually for days or weeks. You need it when mold appears slimy and black, when it’s accompanied by a persistent musty odor, or when a lab test confirms Stachybotrys. In Los Angeles, we see black mold most often behind leaking windows in stucco homes, under sinks in West Hollywood condos, and in garages with poor drainage. Dryden Restoration Los Angeles performs black mold removal with the same containment and HEPA protocols as any other mold, because the process is the same when done correctly. Black mold removal in Los Angeles generally runs $2,500 to $6,500. We give you a written price before work starts.
Treat It Like Mold, Not Like a Monster
The health concern with black mold is real, and so is the fear. But the remediation protocol for Stachybotrys is the same as for other mold types: fix the water source, contain the area, remove the contaminated material, clean, dry, and verify. Anyone who charges triple because it’s “black mold” is not being straight with you. We price the job by scope, not by scare factor.
Post-Removal Verification
After black mold removal, we run HEPA scrubbers until the air clears, then document the drying process and, if you choose, arrange a third-party clearance test. You get a written record of what was done, what was removed, and what the final moisture readings were. That record matters if you ever sell the home.
Mold Removal Contractor
A mold removal contractor is a licensed, insured business that takes responsibility for the entire mold remediation job, including permits where required, disposal, and structural repairs. You need one, not a handyman, when the job involves cutting into walls, replacing framing, or working in confined spaces. Los Angeles building codes have specific requirements for mold remediation in rental properties, and a legitimate contractor knows what’s required. Dryden Restoration Los Angeles is an independently owned and operated Kingswell company and a mold removal contractor serving Los Angeles since 2005. Contractor-level mold removal in the Los Angeles area usually ranges from $3,000 to $8,000 depending on the scope. We’ll show you the line items in writing.
Written Scope, Written Price, Written Guarantee
Carl Brandt built this company on the principle that homeowners should not have to guess what a job will cost. You get a written scope of work, a written price based on that scope, and a written 365-Day Done Right Promise. If the covered repair fails within a year, we come back at no charge. That’s in writing, on every job, no exceptions.
Disposal Done Legally
Moldy building material is handled and disposed of according to Los Angeles County waste regulations. It’s bagged, sealed, and taken to an approved facility. You don’t have to ask us to do it right; it’s standard practice, and it’s part of the written scope.
Bathroom Mold Removal
Bathroom mold removal is the remediation of mold growth caused by the unique combination of humidity, warmth, and poor ventilation found in bathrooms. You need it when mold appears on shower caulk, ceiling corners, window sills, or baseboards, or when the bathroom smells musty even after cleaning. Los Angeles homes built before bathroom exhaust fans became code often have chronic mold in the upper corners of the shower and along the tub line. Dryden Restoration Los Angeles handles bathroom mold removal every week, from a simple recaulk and HEPA-clean to a full gut-and-remodel of a moldy shower surround. A bathroom mold removal job in Los Angeles typically runs $800 to $3,500. We’ll give you the exact number in writing.
Exhaust Fan Verification
If we remove mold from a bathroom, we also check the exhaust fan. Many fans in Los Angeles homes vent into the attic instead of outside, which just moves the moisture problem up one level. If the fan doesn’t move air, we’ll tell you, and we’ll include a fix in the written scope. That’s the difference between a cleanup and a cure.
Shower Pan and Grout Lines
Bathroom mold often grows behind tile when the grout has failed or the shower pan liner was installed without a preslope. We don’t just scrape the surface mold; we check for moisture behind the tile using a moisture meter. If the substrate is wet, the tile comes off and the mold gets removed properly. A surface wipe would be a waste of your money.
See the difference
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After
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After
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AfterBrands We Service
Our remediation trailers are stocked with Dri-Eaz dehumidifiers and air movers, the same equipment used by large commercial restoration crews. We choose Dri-Eaz for low-grain refrigerant dehumidification because Los Angeles humidity, while moderate, still slows drying in enclosed spaces like crawlspaces and behind cabinetry. Phoenix axial air movers give us the airflow we need to dry wall cavities after mold removal on a Bell Gardens home. XPOWER HEPA scrubbers run continuously during every remediation, pulling mold spores out of the air while we work. If the job involves hard-to-reach wet material, we’ll bring an Injectidry system to draw water out of wall cavities and under cabinets without tearing everything apart.
We know these machines because we use them every day, not because we read a spec sheet. Whether your home has a wet crawlspace in Lawndale or a moldy attic in West Hollywood, the equipment is only as good as the person running it. Our technicians are trained, background-checked, and uniformed, and they know exactly how to set up drying equipment for Los Angeles weather and Los Angeles construction.
Signs You Need a Pro Right Now
- Visible mold growth larger than a dinner plate. A patch of mold this size usually means the colony extends behind the surface into drywall or framing. You’re seeing the tip of the problem, and the rest of it is feeding on the backside of that wall.
- Musty odor that doesn’t go away with cleaning. Microbial volatile organic compounds, the gasses mold gives off, are what you’re smelling. If cleaning doesn’t remove the odor, the source is hidden. We find it with moisture meters and thermal imaging.
- Past water damage that was never professionally dried. If a pipe leaked under a sink in your Santa Monica condo and you just wiped it up, the wall cavity may still be wet. Mold grows in the dark, in the wall, and you won’t know until it comes through the paint.
- Respiratory symptoms that improve when you leave the house. Chronic congestion, coughing, or wheezing that clears up after a few hours away from home can indicate airborne mold spores. This is a health signal, and it deserves a professional assessment.
- Recurring mold in the same spot. If you’ve cleaned mold off a surface twice and it’s back, the moisture source is still active. The mold is telling you something about a leak. Listen to it, and call us at (213) 423-6383.
Our Process, Step by Step
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Inspection and moisture mapping. We arrive in the named window, in uniform, and we walk the property with you. We use pin and pinless moisture meters, thermal imaging, and our eyes to find every wet spot. You get a written summary of what we found.
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Written scope and price. Before any tool is touched, you get a written scope of work and a written price. No verbal estimates, no “we’ll see what we find.” The price you sign off on is the price you pay.
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Containment and removal. We seal the work area with 6-mil polyethylene, run negative air with HEPA scrubbers, and remove mold-contaminated material. Removed material is bagged, sealed, and disposed of according to Los Angeles County regulations.
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Cleaning, drying, and verification. Remaining surfaces are HEPA-vacuumed and wiped with antimicrobial solution. We run Dri-Eaz dehumidifiers and Phoenix air movers until moisture readings hit a dry standard. You can see the readings.
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Repair and documentation. We replace drywall, insulation, or trim as needed, then walk you through the job. You get a written record of what was done, what was removed, the final moisture readings, and the 365-Day Done Right Promise in writing.
For water damage restoration jobs, this same process applies, because mold remediation and water damage restoration are two parts of the same problem: water that stayed too long.
How Much Does Mold Remediation Cost in Los Angeles?
Mold remediation in Los Angeles runs from around $800 for a small bathroom project to $8,000 or more for a multi-room job with structural repair, per our Mold Remediation cost guide. A typical single-room remediation in a Los Angeles home costs between $1,800 and $4,500. A full black mold removal in a crawlspace with subfloor replacement can be $5,000 to $8,000. A mold inspection alone costs $250 to $450, credited toward remediation if you hire us. These are real numbers from real Los Angeles jobs, not national averages that don’t account for our construction types and building codes.
What changes the price is square footage, how deep the mold goes into the structure, access (crawlspaces and attics cost more), and what needs to be replaced after removal. A stucco-on-frame house in Van Nuys with water behind the plaster may cost more than a drywall home in Playa del Rey, because stucco removal and repair is labor-intensive. The single best way to avoid overpaying is to get a written scope and a written price before the work starts, which is what we provide on every single job. Our estimates are free, and they come with no obligation. Call (213) 423-6383 and we’ll walk you through the numbers.
Our mold remediation in Los Angeles service area page has more detail on local pricing and process. For homes north of downtown, see our mold remediation in Van Nuys page. Westside homeowners can read about mold remediation in Santa Monica. And if you’re just starting to research, our home page explains the Kingswell Guarantee in full.
Our Service Area Near Los Angeles
Dryden Restoration Los Angeles serves all of Los Angeles County, including Van Nuys, Santa Monica, West Hollywood, Venice, Playa del Rey, Compton, Maywood, Sun Valley, East Los Angeles, Bell Gardens, and Lawndale. Most neighborhoods can get same-day or next-day service, and we never book more than two jobs per crew per day, so your arrival window is a real commitment. Whether you’re in a 1920s bungalow in Venice or a 1970s ranch in Sun Valley, you’ll get the same written price and the same written guarantee.
Serving Los Angeles, CA - Our Local Coverage Area
We’re based in the Los Angeles area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked Questions About Mold Remediation in Los Angeles
Mold remediation is the process of identifying and fixing the moisture source, containing the affected area, removing mold-contaminated material, cleaning what remains, drying the structure, and restoring finishes. It’s different from mold cleaning, which only addresses surface mold. In Los Angeles homes, remediation often includes replacing drywall, insulation, or trim that mold has penetrated. The goal is a stable, dry structure where mold cannot return, backed by our 365-Day Done Right Promise in writing. Call (213) 423-6383 for a free assessment.
Most single-room mold remediation jobs in Los Angeles take 2 to 4 days from containment to final repair. The removal and cleaning phase is usually done in one day, but drying takes as long as it takes, usually 24 to 72 hours depending on how wet the materials are. If extensive drywall replacement is needed, expect 3 to 5 days total. We’ll give you a timeline in writing before we start, and we’ll stick to it.
Mold remediation in Los Angeles typically costs $1,800 to $6,500 for a standard room, with smaller bathroom jobs starting around $800 and large crawlspace or multi-room jobs running $6,000 to $8,000 or more. The price depends on square footage, depth of contamination, access, and what needs to be replaced. We give you a written price before any work starts, and that number does not change at the door. Estimates are free. Call us at (213) 423-6383.
We use Dri-Eaz dehumidifiers, Phoenix air movers, and XPOWER HEPA scrubbers on our own jobs, so we know these machines inside and out. We don’t repair equipment for the public, but our technicians are trained on these brands and bring the right machine for the job. If you’re a homeowner, you don’t need to know which dehumidifier is best. You need to know the company you hire uses the right equipment, and we do.
Yes. A live person answers our phone 24 hours a day, 7 days a week, not a voicemail or a callback queue. If you have active water intrusion or visible mold that’s spreading, we can dispatch a crew to Los Angeles-area homes on a same-day or next-day basis. Call (213) 423-6383 any time, day or night.
The 365-Day Done Right Promise covers the repair work we perform. If any covered mold remediation repair fails within one year, Dryden Restoration Los Angeles will return and correct the issue at no additional charge. This is a written guarantee, not a verbal assurance, and it’s included on every mold job. The trigger for a free return visit is simple: if the mold we remediated comes back or the repair we made fails, we fix it.
Clear the work area of personal items, including anything on furniture near the affected wall or ceiling. If you have pets, keep them in a part of the house away from the work zone. We handle the rest: containment, removal, cleaning, drying, and repair. You’ll also want to identify a few hours when you can be home for the initial walkthrough, so you can see the written scope and price before we start. Call us at (213) 423-6383 and we’ll walk you through everything.
Schedule Your Mold Remediation Service in Los Angeles Today
Mold doesn’t wait, and neither should you. Call (213) 423-6383 for a free, no-obligation estimate from Dryden Restoration Los Angeles. A live person answers, 24 hours a day. You’ll get a named arrival window, a written price before any work begins, and a written 365-Day Done Right Promise on every job. We’ve been serving Los Angeles homes since 2005, and we’d be glad to serve yours.
Written by Carl Brandt, Owner at Dryden Restoration Los Angeles, serving Los Angeles since 2005.