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Document it, report it in writing, and fix the moisture, not just the stain

Mold in Your Apartment? What To Do and How To Get It Fixed

Found mold in your apartment? Photograph it, notify your landlord in writing, and learn when to call code enforcement and why withholding rent is risky.

15 min read

If you find mold in your apartment, photograph it, stop any water you safely can, and notify your landlord or property manager in writing right away. Small spots of surface mildew on a tub or window frame are often routine cleaning, but mold that keeps coming back, covers a larger area, or comes from a leak usually points to a building problem the landlord needs to fix. Your rights depend on your state, city, lease, and whether your housing is federally assisted. A written report and a paper trail protect you in almost every situation. Withholding rent without local legal advice can put you at risk of eviction.

This guide gives general information, not legal advice. The practical sequence works in most places: document, report, give a reasonable chance to repair, and then take the problem to the local agency that enforces housing standards.

What To Do Today

  1. Put safety first. If water is dripping near outlets or light fixtures, a ceiling is sagging, or sewage is backing up, stay out of that area. Use your building's emergency maintenance line, and call 911 if there is an immediate electrical or structural hazard.
  2. Photograph before you clean. Take wide shots showing the room and close-ups with a coin or tape measure for scale. Capture water stains, peeling paint, drips, and wet carpet too. Your phone's date stamp helps, but also write down the date you first noticed the problem.
  3. Stop the water if you can do it safely. Close the shutoff valve under a leaking sink or toilet, put a container under a drip, and move belongings away. Do not attempt plumbing, roof, or electrical repairs yourself.
  4. Dry what you can. Wipe up standing water, run the bathroom or kitchen exhaust fan, and use a fan or dehumidifier if you have one. The EPA says that when wet materials are dried within 24 to 48 hours of a leak or spill, mold will not grow in most cases.
  5. Report it the same day. A quick call or maintenance-portal ticket is fine for urgent leaks, but follow up in writing (see below).
  6. Limit exposure for sensitive household members. Keep anyone with asthma, mold allergies, lung disease, or a weakened immune system out of the affected room when possible.

You do not need to identify the type of mold first. The CDC says you do not need to know the type of mold and does not recommend routine mold testing. Color does not tell you whether mold is dangerous; see what kinds of mold are dangerous in a house for why.

Small Spots You Can Clean vs. Problems for the Landlord

Some mold growth comes from everyday moisture. Examples include mildew on shower grout, a little growth on a window sill where condensation collects, or a spot on a bathroom ceiling above a steamy shower. Many tenants can clean these, and most leases expect tenants to handle routine cleaning.

Usually reasonable for a tenant to clean:

  • Small spots on hard, nonporous surfaces such as tile, tubs, glass, sealed window frames, and painted trim.
  • Growth that clearly comes from daily use, such as shower steam or window condensation, and does not return quickly once you improve ventilation.

For those spots, the EPA recommends scrubbing hard surfaces with detergent and water and drying them completely. Wear gloves and eye protection. The CDC's cleanup guidance recommends at least a NIOSH-approved N95 respirator. Never mix bleach with ammonia or other cleaners. For bathroom-specific causes, see why mold grows on a bathroom ceiling.

Report it to the landlord instead of just cleaning it when:

  • It comes from a leak: plumbing, roof, windows, an upstairs unit, a water heater, or an AC drain line.
  • It is on drywall, ceiling tile, carpet, or other porous building materials, or it keeps returning after cleaning.
  • It covers more than a small patch. The EPA says jobs under about 10 square feet can often be handled by the occupant. In a rental, though, larger growth, recurring growth, or growth tied to a building defect is a repair issue.
  • You smell a persistent musty odor, see bubbling paint or warped flooring, or suspect mold inside a wall.
  • The bathroom has no working exhaust fan or window, or the heating, ventilation, or AC system seems involved.
  • Someone in the household is in a higher-risk health group.

Even if you clean a small spot yourself, photograph it first. If it comes back, tell the landlord. Do not paint over mold or caulk over it; the EPA advises cleaning and drying surfaces before painting.

How To Notify Your Landlord in Writing

A phone call can get someone out quickly, but a written notice creates the record that matters if the problem drags on. In some states, written notice is legally required before certain tenant remedies are available. Texas Property Code § 92.056 is one example. California's Civil Code § 1941.7 provides that the landlord's duty to repair a mold condition under the habitability statutes does not arise until the landlord has notice of it.

Send it the way your lease requires. Many leases name an address, portal, or email for notices. Use that method, and add a trackable one if the problem is significant, such as certified mail with a return receipt or an email that gives you a copy. Keep a copy of everything.

Include:

  • Your name, unit number, and the date.
  • Where the mold is: room, wall, ceiling, or fixture. Give an approximate size.
  • When you first noticed it and any moisture source you can see: leak, water stain, condensation, or a broken fan.
  • Photos, or a note that photos are attached.
  • What you have already done, such as shutting off a valve or drying the area.
  • A clear request: inspect the problem, repair the moisture source, and remove or remediate the mold safely.
  • Any urgent health concern, stated plainly. You do not need to share detailed medical information.
  • Your availability for access, and a request for a response or scheduled repair by a specific, reasonable date.

Keep a log. Record every call, text, portal ticket, visit, and repair attempt with the date and what happened. Save the photos and take new ones if the problem grows or returns.

Stay polite and factual. A calm, specific notice is more persuasive to a landlord, an inspector, or a judge than an angry one.

What Landlords Are Generally Responsible For

Nearly every U.S. state recognizes some form of habitability duty for residential rentals, through statute, court decisions, local housing codes, or all three. The details vary. In general, landlords are expected to keep the building's structure, plumbing, roof, and ventilation in working order, and to fix conditions that make a unit unsafe or unhealthy after they learn about them.

Only a few places name mold explicitly. Some verified examples:

  • California. Since SB 655 took effect, visible mold growth is listed as a substandard condition under Health and Safety Code § 17920.3. The exception is minor mold on surfaces that collect moisture as part of their normal use, such as a shower. Tenants also have duties under the law, including keeping the unit reasonably clean and not damaging it.
  • New York City. Local Law 55 of 2018 requires owners of buildings with three or more apartments to keep units free of mold and pests. Owners must inspect units annually and fix the underlying causes, such as leaks. In buildings with 10 or more units, mold covering more than 10 square feet must be handled by a New York State–licensed mold assessor and a separate, independent licensed remediator.
  • Texas. Texas has no mold-specific tenant statute. Under Property Code § 92.056, a landlord can be liable for failing to make a diligent effort to repair a condition that materially affects the physical health or safety of an ordinary tenant. That liability depends on the tenant giving the required notice, allowing a reasonable time to repair (presumed to be seven days, though that can be rebutted), and being current on rent when the notice was given. TexasLawHelp.org explains how this applies to mold.
  • HUD-assisted housing. HUD's NSPIRE mold-like substance standard treats visible mold-like growth as an inspection deficiency, graded by the total area in a room. Inside a unit, more than 4 square inches but less than 1 square foot is a moderate deficiency with a 30-day correction timeframe. Between 1 and 9 square feet is severe, and more than 9 square feet is life-threatening, both with 24-hour timeframes. The standard also covers elevated moisture. Public housing and HUD multifamily properties are inspected under NSPIRE. HUD has extended the NSPIRE compliance date for voucher programs into 2027, so some voucher units may still be inspected under the older standards.

Tenants usually have responsibilities too. These typically include reporting leaks promptly, using exhaust fans, not blocking vents, and not creating excess moisture. If a landlord argues the mold was caused by how the unit was used, your written reports and photos of leaks or broken fans become especially important.

If Your Landlord Doesn't Respond

Give the landlord a reasonable chance to act. What counts as "reasonable" depends on severity and local law: an active leak or extensive growth deserves a faster response than a small cosmetic spot. If nothing happens, or the "fix" is paint over a stain, escalate in writing and then outside the relationship.

  1. Send a second written notice. Reference your first notice and its date, describe what has or has not happened, and set a new deadline.
  2. Contact local code enforcement or the health department. In many cities and counties, a housing, building, or code-enforcement office inspects rental habitability complaints; in others, the county health department does. An inspector's report is independent documentation and can lead to a violation notice with a correction deadline. In New York City, tenants report mold and leaks through 311, which can lead to an HPD inspection.
  3. If you live in HUD-assisted housing, use the program's channels. If you have a Housing Choice Voucher or live in public housing, contact your local public housing agency. HUD's voucher tenant page notes that special inspections can be done in response to complaints. Residents of HUD-insured or HUD-assisted multifamily properties can call HUD's Multifamily Housing Complaint Line at 1-800-685-8470 about poor maintenance and health or safety dangers.
  4. Get free or low-cost legal help. LawHelp.org links to nonprofit legal aid in every state. Local tenant unions, tenant rights organizations, and bar association referral services can also explain your options.
  5. Ask before you move out. Some states let tenants end a lease after proper notice when a landlord fails to repair a serious condition. Texas § 92.056 is one example. Leaving without following the rules can still leave you owing rent.

Many states and cities protect tenants against retaliation, such as a sudden rent increase, reduced services, or an eviction notice, for making a good-faith repair complaint or contacting an inspector. The rules differ, so keep copies of your complaints and ask legal aid if the landlord's response changes after you report.

Why Not To Withhold Rent Without Local Advice

Withholding rent is the step tenants most often regret. In many places it is not allowed at all. Where some version is allowed, strict procedures usually apply, such as written notice, a waiting period, paying rent into escrow or to a court, or limits on how much you can deduct. If you skip a step, the landlord may be able to file for eviction for nonpayment, and an eviction filing can follow you on future rental applications.

Two examples show how narrow these remedies can be:

  • California's repair-and-deduct remedy under Civil Code § 1942 requires notice and a reasonable time for the landlord to act. It is capped at one month's rent and can be used no more than twice in any 12-month period.
  • Texas allows repair-and-deduct only under specific conditions and dollar limits in Property Code § 92.0561. TexasLawHelp.org cautions that the method is not recommended without a lawyer's advice.

If mold is making your home unlivable and repairs are not happening, talk to legal aid, a tenant attorney, or your local housing agency before you change how you pay rent.

Protect Your Health and Belongings

Health. According to the CDC, mold exposure can cause a stuffy nose, sore throat, coughing or wheezing, burning eyes, or a skin rash. People with asthma or mold allergies can have more severe reactions, and people with weakened immune systems or chronic lung disease face higher risks, including lung infections. The CDC advises that people with asthma, COPD, or a weakened immune system avoid mold cleanup and should not stay in a moldy home. Tell your doctor about the exposure if symptoms start or get worse. If a clinician recommends a particular change, you can mention it in writing to your landlord.

Temporary relocation. If remediation requires containment, removing walls or flooring, or several days of work, ask the landlord in writing how access, timing, and any temporary housing will be handled. Whether a landlord must pay for alternative housing depends on local law and the lease. Ask rather than assume.

Belongings. Move items away from the affected area and let them dry. Clean hard items such as plastic, metal, and glass with detergent and water. Porous items that were soaked or have visible growth, such as mattresses, upholstered furniture, cardboard, and some books, may not be salvageable. Photograph damaged property before discarding it.

Insurance. Your landlord's property insurance generally covers the building, not your belongings. Renter's insurance may help if a covered, sudden event caused the damage, such as a burst pipe. Mold from long-term leaks, humidity, or maintenance problems is commonly excluded or capped. Read your policy's water-damage and mold language, and contact your insurer promptly if a sudden leak damaged your things.

Prevent Mold From Coming Back

Once the landlord has repaired the building defect, you control much of the day-to-day moisture in the unit:

  • Run exhaust fans during showers and cooking, and keep them running afterward until the steam clears. Report fans that do not pull air or are very loud.
  • Watch for condensation. Wipe wet window glass and sills, and let air circulate around windows. See why mold grows on windows for the common causes.
  • Keep indoor humidity in check. The EPA recommends keeping relative humidity below 60%, ideally 30% to 50%. An inexpensive hygrometer shows whether you need a dehumidifier or more ventilation; see what humidity level helps prevent mold.
  • Leave space for airflow. Pull furniture and stored items a few inches away from exterior walls, especially in closets and corners.
  • Do not block supply or return vents, and change or report dirty HVAC filters according to your lease.
  • Dry laundry and bath towels properly, and use a vented dryer if one is available.
  • Report leaks immediately, including slow drips under sinks, running toilets, or stains appearing on the ceiling. The EPA specifically tells renters to report plumbing leaks and moisture problems to the building owner or manager.

Frequently Asked Questions

Is my landlord required to test for mold?

Usually not. There are no federal standards for acceptable indoor mold levels, and the CDC does not recommend routine testing when mold is visible. What matters is finding and fixing the moisture source and removing the growth safely. Testing may help in specific cases, such as suspected hidden growth or disputes over a concealed leak. For those situations, see who to call for a mold inspection.

Can I hire my own mold inspector?

You can, but you will usually pay for it, and an independent report does not automatically require the landlord to act. A free code-enforcement or health-department inspection often carries more weight in a habitability dispute. If you hire someone, choose an inspector who does not also sell remediation. Ask the inspector to identify moisture sources, not just to sample the air.

Can I break my lease because of mold?

Sometimes, but only under specific conditions. Some state laws allow termination when a landlord fails to repair a condition that seriously affects health or safety after proper notice. Other states handle it through court decisions or "constructive eviction" doctrines with strict requirements. Get local legal advice before you move out or stop paying rent.

What if the landlord just paints over it?

Painting does not fix the moisture that caused mold, and the EPA advises against painting or caulking moldy surfaces. Photograph the area before and after, and put your concern in writing. If growth returns, report it again and contact your local code enforcement or health department.

Is black mold in an apartment an emergency?

Color alone does not make mold more or less urgent. What raises urgency is how much growth there is, an active leak, water near electrical fixtures, and household members with asthma, lung disease, or weakened immunity. Report all visible mold tied to moisture in writing. Treat active leaks and large areas as urgent.

My landlord says the mold is my fault. What should I do?

Ask what specific cause they believe is responsible. Share any evidence of leaks, broken fans, or building defects, and keep a record of how you have used ventilation. If the dispute continues, an independent inspection by the local housing or health agency can help identify the moisture source. Landlords may find it useful to read how landlords should handle tenant mold complaints.

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