For renters · Los Angeles County
Mold in Your LA Apartment: Your Rights and Next Steps
In California, your landlord must fix mold caused by leaks, bad plumbing or building defects, because visible mold can make a unit substandard under Health & Safety Code 17920.3. Tell the landlord in writing, take dated photos, keep paying rent, and if nothing happens, call your city or county housing inspector. The inspection is free.
- City inspectionFree for tenants
- RetaliationBarred by Civil Code 1942.5
- RentKeep paying it
- CoverageAll of Los Angeles County
- Call(213) 659-0672
Responsibility
Who is responsible for mold in a Los Angeles apartment?
In most cases, the landlord. California landlords must keep rentals fit to live in, and since 2016 visible mold growth has been on the state’s list of substandard housing conditions. You are responsible for reporting it quickly and for everyday habits that keep moisture down, like running the bathroom fan.
What the law says your landlord must do
- Keep the unit habitable. Civil Code 1941 and 1941.1 require working plumbing, weather protection (roofs, windows, walls that keep water out) and a building in good repair. This is often called the implied warranty of habitability.
- Treat visible mold as a code problem. SB 655 added visible mold growth to Health & Safety Code 17920.3. The exception is minor mold on surfaces that normally get wet, like a shower wall.
- Disclose known mold. Under the Toxic Mold Protection Act (HSC 26147), a landlord who knows of mold that is a health threat must tell current and new tenants in writing.
What you are expected to do
- Report problems promptly, in writing, so the landlord has a fair chance to fix them.
- Manage everyday moisture: run fans while showering and cooking, crack a window, and wipe condensation off windows.
- Keep the unit reasonably clean and don’t cause damage, such as blocking vents or ignoring an overflowing tub.
- Allow access for inspection and repairs with proper notice.
California never set numeric limits for indoor mold, so there is no “safe spore count” a landlord can point to. Inspectors judge what they can see and the moisture behind it.
Step by step
What should I do about mold in my apartment this week?
Document it, tell your landlord in writing, give a short deadline, and call the housing inspector if the landlord doesn’t respond. Keep paying rent the whole time. These five steps protect your health, build a paper trail, and keep your legal protections intact.
- Day 1: Document everythingTake dated photos and short videos of the mold, with a coin or ruler in the frame for scale. Photograph water stains, peeling paint, warped baseboards and anything damaged. Write down when you first noticed it, what you think caused it, and any symptoms in your household.
- Day 1 or 2: Tell your landlord in writingEmail, a text you can screenshot, or a letter. A phone call alone isn’t enough. Describe where the mold is, how big it is, any leak you know about, and ask for a repair date. Use the notice letter outline below. Keep a copy.
- Day 3 to 7: Follow upIf you hear nothing, send a short second message referring to the first. If the landlord sends someone who only wipes or paints over the spot, note it and take new photos. Paint doesn’t fix a leak.
- If nothing happens: Call the agencyIn the City of LA, that’s the LA Housing Department. Elsewhere it may be LA County Public Health or your own city. An inspector can cite the owner and set a deadline to fix it.
- The whole time: Keep paying rentPay on time and keep receipts. Retaliation protection under Civil Code 1942.5 depends on you being current on rent, and it keeps the focus on the landlord’s failure, not yours.
Can I clean it myself in the meantime?
For a small patch (under about 10 square feet) on a hard surface like tile or a window frame, the EPA says you can usually clean it with detergent and water, wearing gloves and an N-95 mask. Photograph it first. Don’t scrub or tear into drywall, and don’t try to clean large areas yourself, especially if anyone in the home has asthma. Cleaning doesn’t replace the landlord’s duty to fix the source.
Agencies
Who do I call about mold in my apartment in Los Angeles?
It depends on where your building is. City of LA tenants call the LA Housing Department (LAHD). Most unincorporated areas and many smaller cities use LA County Public Health. Long Beach, Pasadena and Vernon have their own health departments, and Glendale and Torrance handle complaints through city code enforcement.
| If your apartment is in… | Who handles mold complaints |
|---|---|
| The City of Los Angeles (including Hollywood, Koreatown, the Valley, Venice and San Pedro) | LA Housing Department, Code & Rent Helpline: (866) 557-7368. Free inspection; LAHD aims to make contact within 72 hours (24 if urgent), and the owner typically gets up to 30 days to fix cited problems. |
| Unincorporated LA County, or a city that adopted the County health code | LA County Public Health, Environmental Health: (888) 700-9995 or the online complaint form |
| Long Beach, Pasadena or Vernon | Your city’s own health department (outside County authority) |
| Glendale or Torrance | Your city’s code enforcement office (the County can’t enforce housing standards there) |
Agency details change. Confirm before you call, and see the full city-by-city list on our LA County mold complaint directory.
An inspector checks whether the unit meets housing standards. If it doesn’t, the owner gets a notice to comply. If a landlord ignores a citation, Civil Code 1942.4 can make them liable for damages. That paper trail is one of the strongest tools a tenant has, and it costs nothing.
Rent
Can I withhold rent for mold in California?
Usually, don’t. Withholding rent is legally possible in narrow situations, but if a court decides the conditions didn’t justify it, you can face an eviction case for nonpayment and lose protections like a rent-stabilized unit. Calling the housing inspector gets the same pressure on the landlord with far less risk.
The safer order of steps
Written notice, then a follow-up, then a call to LAHD or your health department. Most tenant advocates give the same advice: let the inspector and the citation do the work. Talk to a tenant lawyer or legal aid before you hold back any rent.
What about repair and deduct (Civil Code 1942)?
California’s repair-and-deduct rule lets a tenant pay for certain habitability repairs and subtract the cost from rent, but only within strict limits:
- The cost can’t be more than one month’s rent, and you can use it no more than twice in 12 months.
- You must give the landlord notice and a reasonable time to make the repair first.
- The problem can’t have been caused by you or your guests.
- Keep every receipt, invoice and photo, and explain the deduction in writing when you pay.
Here’s the catch with mold: the real fix is often a plumbing or roof repair plus contained removal, and that can cost more than a month’s rent. A cheap wipe-down you paid for won’t solve the problem and can weaken your position. For most LA tenants, the inspector route is the better tool.
During the repair
Do I pay rent while mold is being removed, and who pays for a hotel?
Most remediation in an apartment takes a few days, and many tenants can stay while one sealed-off room is worked on. If the work makes the unit unlivable, ask in writing who covers temporary housing and how rent will be handled. The answer depends on your lease, your city and whether the unit is rent-stabilized.
What usually happens
- Small jobs: one to two days. The work area is sealed with plastic and kept under negative pressure, so you can usually stay.
- A bathroom or bedroom: typically two to five days including drying, plus a day or more for clearance lab results.
- Larger jobs, or a vulnerable household: staying elsewhere until clearance is often recommended, especially for infants, people with asthma or anyone with a weakened immune system.
Ask these in writing
- How many days, and which rooms?
- Will I need to leave? Who pays for a hotel or temporary housing?
- Will rent be reduced for the days I can’t use the unit?
- Will there be a clearance test before I move back?
In the City of LA, local rules for rent-stabilized (RSO) units can require landlords to provide temporary housing or relocation help when tenants must move out for repairs. Ask LAHD whether that applies to you. If conditions get so bad that you have to leave and the landlord won’t fix them, that can amount to “constructive eviction,” which is a question for a tenant lawyer, not something to decide alone.
Your protections
Can my landlord evict me or raise my rent for complaining about mold?
No. Civil Code 1942.5 bars retaliation against a tenant who complains to the landlord or to a government agency about habitability. If the landlord tries to evict you, raise your rent or cut services within 180 days of a protected complaint, the law presumes it’s retaliation, as long as you’re current on rent.
- Retaliation can look like: an eviction notice, a sudden rent increase, removing parking or laundry access, refusing repairs, or harassment.
- Protect yourself: keep dated copies of your complaints, the agency case number, rent receipts and every message from the landlord.
- If it happens: contact legal aid or a tenant lawyer quickly. Deadlines in eviction cases are short.
Your belongings
Will my landlord pay for belongings ruined by mold?
Sometimes. If the mold came from a leak or defect the landlord knew about and didn’t fix, you may be able to recover the cost of damaged furniture, clothes and other items, often through a demand letter or small claims court. Your landlord’s insurance covers the building, not your things.
Renters insurance
Renters insurance usually covers your belongings when mold follows a sudden, accidental water event, like a burst pipe from the unit upstairs. Mold from slow leaks or long-term humidity is often excluded, and many policies cap mold payouts. Read the mold and water sections of your policy, and call your insurer before you throw anything away.
Save or toss?
Hard items like glass, metal, sealed wood and plastic can usually be cleaned. Porous items with visible growth, such as mattresses, upholstered furniture, carpet and cardboard, are often not worth saving. Photograph and list every item, with its age and rough value, before it leaves the apartment.
Whose fault is it?
Is apartment mold the tenant’s fault or the landlord’s?
Mold from leaks, plumbing, roofs, broken fans or poor building ventilation is the landlord’s problem. Light mold from everyday condensation, like a damp window sill, is partly on the tenant to manage. The honest answer is often both, which is why finding the moisture source matters more than arguing about blame.
| What you see | Likely cause | Usually whose job |
|---|---|---|
| Stain spreading from the ceiling, often after rain | Roof or upstairs leak | Landlord |
| Mold under the sink or behind the toilet, warped cabinet floor | Plumbing leak | Landlord |
| Mold on the wall behind furniture, or along the floor of an exterior wall | Water getting in, or a cold wall with poor airflow | Usually landlord; moving furniture off the wall helps |
| Bathroom ceiling mold in a room with no working exhaust fan | Shower steam with no ventilation | Landlord should provide ventilation; tenant should use it |
| Black spots on window frames and sills in winter | Condensation on cold glass | Mostly tenant (wipe and ventilate), landlord if windows leak |
| Light mildew on grout or a shower curtain | Normal wet surface | Tenant cleaning; not a code violation on its own |
General guidance only. Repeated or spreading mold almost always points to a building moisture problem.
In older buildings in Koreatown, Westlake, Hollywood and Boyle Heights, many bathrooms were built without exhaust fans, and plumbing is decades old. If you’re doing your part and mold keeps coming back, that’s evidence the cause is in the building, not your habits.
Testing
Do I need a private mold test as a renter?
Usually not to get started. You don’t need a lab test to report visible mold or to get a free city or county inspection. A private test helps when the mold is hidden, when you need documentation for a dispute, an attorney or a doctor, or when you want proof the landlord’s repair actually worked.
When paying for testing makes sense
- You smell mold but can’t see it, and the inspector found nothing visible.
- Your lawyer or legal aid office asks for lab results and moisture readings.
- Someone in the home has asthma or a weakened immune system and the doctor wants to know more.
- The landlord says the mold is “fixed” and you want an independent clearance check.
A useful test includes moisture mapping, air samples compared with an outdoor control, and a written report from an accredited lab. Skip home test kits: a settle plate shows mold in almost every home and won’t hold up in a dispute.
Typical Los Angeles ranges
| Service | Typical range |
|---|---|
| Inspection with moisture mapping | $250–$500 |
| Inspection with air samples (incl. outdoor control) | $400–$800 |
| Clearance test after repairs | $300–$600 |
Your written quote depends on the unit and the number of samples. See the full LA inspection cost guide.
If you do want documentation-grade testing, our mold inspection service works for tenants, and we’ll tell you honestly on the phone if the free city inspection is all you need.
Written notice
What should a mold letter to my landlord say?
Keep it short, factual and dated. Say where the mold is, how long it’s been there, what you think is causing it, and when you want it repaired. Send it by email or certified mail, attach photos, and keep a copy. Calm, specific letters carry more weight with inspectors and judges.
- HeaderToday’s date, your name, unit address, and the landlord or property manager’s name.
- The problem“I’m writing to report mold in my unit.” Say which rooms, roughly how large (for example, “about 2 ft by 3 ft on the bathroom ceiling”), and when you first noticed it.
- The cause, if knownA leak under the sink, a roof leak after the last storm, a broken bathroom fan, water coming in around a window.
- Past reportsList earlier calls, texts or work orders with dates.
- Your requestAsk that the moisture source be repaired and the mold properly removed, and request a reply with a repair date within a reasonable time, such as 7 days.
- AccessSay you’ll allow entry for inspection and repairs with proper notice, and how to reach you.
- Attachments and signature“Photos attached.” Sign it. Keep it polite: no threats, no rent demands.
You can mention health concerns briefly (“my child has asthma”) without sharing medical records.
This isn’t legal advice
This page is general information about California and Los Angeles tenant rules, not legal advice for your situation. For free help, contact Bet Tzedek Legal Services or another legal aid organization, or talk to a tenant lawyer, especially before withholding rent, moving out, or responding to an eviction notice.
FAQ
Renter mold questions, answered
Who do I call about mold in my apartment in Los Angeles?
In the City of Los Angeles, call the LA Housing Department’s Code & Rent Helpline at (866) 557-7368. In unincorporated areas and cities that use County inspectors, call LA County Public Health at (888) 700-9995. Long Beach, Pasadena, Vernon, Glendale and Torrance handle complaints through their own city offices.
Can I get a free mold inspection as a renter?
Yes. City and County housing inspectors inspect for free when a tenant files a complaint. It’s a habitability inspection, not lab testing: the inspector checks visible conditions and can order the owner to make repairs.
Can I withhold rent for mold in California?
It’s risky, and most tenants shouldn’t. If a court decides the conditions didn’t justify withholding, you can be evicted for nonpayment. Report the mold in writing, call the housing inspector, keep paying rent, and talk to legal aid before holding anything back.
Is it the tenant’s fault or the landlord’s?
Mold from leaks, plumbing, roofs, missing fans or building defects is the landlord’s responsibility. Light mold from everyday condensation is partly the tenant’s to manage by ventilating and wiping surfaces. If mold keeps returning despite good habits, the cause is usually in the building.
My landlord painted over the mold. What now?
Paint hides mold but doesn’t fix the moisture behind it, so it usually comes back. Photograph it before and after, send a written notice saying the problem isn’t fixed, and call your city or county housing inspector.
Do I pay rent while I’m out during remediation?
It depends on your lease, your city and whether the unit is rent-stabilized. Ask the landlord in writing who pays for temporary housing and whether rent will be reduced. In the City of LA, ask LAHD whether relocation rules apply to your unit.
Will the landlord pay for my destroyed belongings?
Possibly, if the mold came from a problem the landlord knew about and failed to fix. Document every damaged item with photos and values. Renters insurance may also help when mold follows a sudden water event, though many policies limit mold coverage.
Can my landlord evict me for reporting mold?
No. Civil Code 1942.5 bars retaliation, and an eviction, rent increase or cut in services within 180 days of a protected complaint is presumed retaliatory if you’re current on rent. Keep copies of your complaints and contact legal aid if it happens.
Is black mold in an apartment dangerous?
Any indoor mold can cause a stuffy nose, wheezing, itchy eyes or skin irritation, especially for people with allergies or asthma, according to the CDC. Color doesn’t tell you the species. All indoor mold should be fixed the same careful way. Talk to your doctor about symptoms.
Sources
- California Health & Safety Code 17920.3 (as amended by SB 655) and the Toxic Mold Protection Act, HSC 26100–26156
- California Civil Code 1941, 1941.1, 1942, 1942.4 and 1942.5
- LA Housing Department, complaint and inspection process: housing.lacity.gov
- LA County Department of Public Health, Environmental Health housing inspections: publichealth.lacounty.gov
- U.S. EPA, mold cleanup guidance: epa.gov/mold
- CDC, mold and health: cdc.gov/mold
Last updated October 2026. General information, not legal advice. Agency phone numbers and processes change; confirm before you call.
Not sure what you’re looking at?
Call (213) 659-0672. We’ll help you figure out whether you need the free city inspection, a documentation test, or neither. If water is pouring in right now, we answer 24/7 across Los Angeles County.
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