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That black patch on an exterior wall is a classic sign of a condensation issue, very common here with our high humidity and constant AC use. The exterior wall is likely a "cold bridge," where warm, humid air meets a cool surface and creates moisture—perfect for mold growth. A professional inspection is the right next step to identify the source and type of mold.

Look for a company that starts with a comprehensive visual assessment and moisture mapping, not just a quick look. They should use a borescope to check inside the wall cavity for hidden growth. The most critical part is the sampling: air and surface samples must be sent to an independent, accredited microbiology lab for analysis. This lab report is what tells you the species (like whether it's the more common Cladosporium or something more concerning like Stachybotrys) and the concentration levels, which dictates the necessary remediation scope.

Any reputable inspector will provide a detailed report with the lab findings and a clear, prioritized remediation plan. They should explain the root cause—whether it's a small insulation gap, an AC supply line causing a cold spot, or something else—and how to fix it to prevent recurrence. Be wary of any inspector who gives a remediation quote on the spot without the lab data; their job is to diagnose, not to sell the cure. A trustworthy company will have no issue with you getting a second quote for the actual cleanup work once you have their diagnostic report in hand.