Los Angeles County · For landlords and property managers
Responding to an LAHD or County Mold Citation
A mold code violation in Los Angeles means an inspector found visible mold growth, a substandard condition under Health and Safety Code 17920.3. LAHD can give an owner up to 30 days to correct it. Read the notice, fix the moisture source, remediate properly, keep records and be ready for re-inspection.
- Emergency24/7 response
- CoverageAll of Los Angeles County
- PricingWritten quote before work starts
- StandardANSI/IICRC S520
- Call(213) 659-0672
The basics
What makes mold a code violation in Los Angeles?
Visible mold growth. SB 655, in effect since 2016, added it to the substandard-housing list in Health and Safety Code 17920.3 and gave health inspectors authority over it. Minor mold on surfaces that normally get wet, like a shower, is excluded. Growth on walls, ceilings and closets is not.
A citation usually starts one of two ways. A tenant calls the city or county and asks for a free inspection, or an inspector finds the problem during a routine rental inspection, such as LAHD’s Systematic Code Enforcement Program (SCEP) in the City of LA.
Who issued your notice?
| Where the building is | Agency | Contact |
|---|---|---|
| City of Los Angeles | LA Housing Department (LAHD) | (866) 557-7368 |
| Unincorporated areas and cities under the County Health Code | LA County Public Health, Environmental Health | (888) 700-9995 |
| Long Beach | Long Beach Code Enforcement | (562) 570-2633 |
| Pasadena | Pasadena Code Compliance | (626) 744-8633 |
| Santa Monica | Santa Monica Code Enforcement | (310) 458-4984 |
| Glendale and Torrance | Not under County housing enforcement | Call city hall |
The agency and inspector named on your notice are the ones to deal with. Tenants use the same directory on our who to call about mold page.
Timelines
How long do you have to fix a mold citation?
In the City of LA, an owner can get up to 30 days to fix a cited condition. The date printed on your notice is the one that counts. Inspection, source repair, removal, drying and clearance all need to fit inside it, so start the day the notice arrives.
| When | What to get done |
|---|---|
| Days 1–3 | Read the notice, calendar the deadline, tell the tenant in writing what happens next, book an inspection |
| Days 3–7 | Find the moisture source, sample for asbestos and lead in pre-1978 buildings, get a written scope |
| Days 7–14 | Plumber or roofer repairs the source; give tenants proper notice of entry and work dates |
| Days 14–24 | Remediation under containment, then drying to normal moisture readings |
| Days 24–30 | Independent clearance, rebuild or paint only after clearance, assemble the file for the inspector |
A planning example for a single-unit job, not an agency schedule. Your notice sets the actual deadline.
If the work can’t be finished in time, for example because asbestos abatement has to come first, contact the inspector named on the notice before the deadline, not after. Ask how the agency handles extensions, and put your request and your progress in writing.
The inspection
What do mold code inspectors look for?
The legal standard is visible mold growth, so inspectors look at what can be seen in the cited areas. Your notice lists the conditions they found. A city or county inspection is a habitability check, not lab testing, so the question is whether the condition is gone, not a spore count.
Mold rarely appears on its own, so expect related items on the same notice or a later one, such as a leak, water damage or a missing bathroom fan. Fixing the growth without fixing the water usually brings it back before the case is closed.
- Read every line of the notice: each cited item needs its own fix and its own proof.
- Check next door: the water in a cited unit often comes from the unit above or a shared plumbing stack.
- Don’t paint over it: covering growth hides it for a few weeks and tends to bring a second complaint. Tenants are told what to do when a landlord paints over mold, and inspectors hear about it.
Doing the work
How should a cited mold condition be corrected?
Fix the moisture source first, then remove the growth under containment following IICRC S520, dry the materials and verify the result. Use a CSLB-licensed contractor for work over $1,000, and test older buildings for asbestos and lead before anyone cuts into walls.
- Trace the water. Moisture meters and thermal imaging in the cited unit and the units around it.
- Sample older materials. Most rent-stabilized buildings predate October 1978. Our mold and asbestos testing page explains why that matters.
- Repair the source. Keep the plumber’s or roofer’s invoice. It shows the cause was fixed.
- Remediate. Sealed work area, HEPA air filtration, removal of damaged porous material, HEPA vacuuming and cleaning. See apartment building mold remediation for how occupied units are handled.
- Verify. Post-remediation clearance testing by someone other than the remover, before walls are closed or painted.
Paper trail
What documentation helps close a mold code case?
Records that show the cause, the work and the result. No contractor can close a citation; only the agency can, after its inspector is satisfied. A complete file makes that decision easier and protects you if a tenant dispute or claim follows.
- The notice: a copy, with your dated response.
- Before and after photos: dated, of every cited area.
- Moisture readings: before repair and after drying.
- Repair invoices: for the leak, roof or ventilation fix.
- Scope and contractor details: the written scope and the CSLB license number.
- Lab and clearance reports: from an AIHA-LAP accredited lab, with chain of custody.
- Tenant notices: each entry and work notice, with delivery dates.
What happens at re-inspection?
The inspector comes back to check the cited conditions. Ask the agency how re-inspection is scheduled, make sure the unit is accessible, and have the file ready. If something is still open, find out exactly which item and fix that one.
Pricing
What does it cost to correct a mold citation?
| Service | Typical LA range |
|---|---|
| Visual inspection with moisture mapping | $250–$500 |
| Small remediation, under 10 sq ft | $500–$1,500 |
| Typical single-unit remediation | $1,500–$6,000 |
| Post-remediation clearance test | $300–$600 |
Typical industry ranges for the Los Angeles area. Your written quote depends on the size, access and materials involved. Source repairs and asbestos or lead work are priced separately.
FAQ
Mold citation questions from owners and managers
How long does a landlord have to fix mold after an LAHD citation?
LAHD can give an owner up to 30 days to fix a cited condition. The deadline printed on your own notice controls.
What is SCEP?
SCEP is LAHD’s Systematic Code Enforcement Program, which inspects rental properties in the City of Los Angeles on a routine basis. Visible mold found during one of these inspections can be cited.
Does a mold inspector test the air during a code inspection?
A city or county code inspection is a habitability check of visible conditions, not lab testing. Lab testing is something an owner or tenant arranges separately.
Can my mold contractor close the code case?
No. Only the agency closes a case, after its inspector is satisfied. The contractor’s job is to finish the work and give you the records the inspector will want.
What if I can’t finish the work before the deadline?
Contact the inspector named on the notice before the deadline. Ask how extensions are handled, and put your request and your progress in writing.
What happens if a mold citation is ignored?
Under Civil Code 1942.4, an owner can owe damages after a code citation is left uncorrected. The growth also tends to spread while the moisture source stays active, so repairs cost more.
Is mold in a shower a code violation?
Minor mold on surfaces that normally get wet, like a shower, is excluded from the substandard-housing rule. Growth that spreads onto walls, ceilings or framing is a different matter.
This page is general information, not legal advice. For a specific notice, talk to a landlord-tenant attorney or your local apartment owners’ association. Back to our mold compliance hub for landlords and property managers, or read about mold disclosure duties in California and the wider California mold laws.
Sources
- California Health and Safety Code 17920.3 (SB 655); Civil Code 1942.4 and 1942.5
- LA Housing Department (LAHD), complaint and inspection process: housing.lacity.gov
- LA County Public Health, Environmental Health: publichealth.lacounty.gov
- ANSI/IICRC S520, Standard for Professional Mold Remediation
- Contractors State License Board (CSLB): cslb.ca.gov
Last updated November 2026.
Got a notice to comply with a deadline?
Send us the address and the date on the notice. We will trace the moisture, give you a written quote before work starts and build the file the inspector will want. Call (213) 659-0672, 24/7 across Los Angeles County.