Los Angeles County · Renter action plan
Black Mold in Your Apartment: What to Do This Week
Found black mold in your apartment? Don’t scrub it or paint over it. This week, photograph it, find the water source, tell your landlord in writing, and call LAHD at (866) 557-7368 or LA County at (888) 700-9995 if it isn’t fixed. Color alone doesn’t prove the species; all indoor mold gets fixed the same way.
- Your rightVisible mold is a code violation (HSC 17920.3)
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- CoverageAll of Los Angeles County
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The facts first
Is black mold in an apartment dangerous?
Black mold is worth taking seriously, but it’s not a reason to panic. “Black mold” usually means Stachybotrys chartarum, yet many common molds look black, and color doesn’t tell you the species. The CDC advises that any indoor mold should be removed and the moisture fixed, whatever type it is.
Mold can cause stuffy nose, wheezing, coughing, and itchy eyes or skin in some people. According to the CDC, people with asthma, allergies or weakened immune systems are more likely to react.
Your 7-day plan
What should I do about black mold in my apartment this week?
Day one, document it and stop the spread. By day two, send your landlord written notice. Talk to your doctor if anyone has symptoms. If the landlord hasn’t responded or scheduled a real repair by the end of the week, call your city or county code inspector. Keep a log the whole time.
- Day 1: Photograph everything. A wide shot of the room, a close-up with a coin for scale, the water source, and any damaged belongings. Do this before anyone cleans. Our guide on checking and documenting apartment mold walks through it.
- Day 1: Limit exposure. Close the door to the room, don’t sleep next to heavy growth, and don’t touch or scrub it. Move clothes and bedding away from the area.
- Day 1 to 2: Find the water. Look for a leak under a sink, a stain from upstairs, a window that leaks in rain, or a bathroom with no working fan. Mold always follows moisture.
- Day 2: Send written notice. Email plus a letter you can prove you sent. Use our mold notice letter template.
- Day 2 to 4: See your doctor if needed. Especially for asthma, allergies, young children or pregnancy.
- Day 5 to 7: Call the code inspector if nothing’s happening. The inspection is free. See the table below.
Written notice
What should my written notice to the landlord say?
Keep it short and factual: what you found, where, when you noticed it, what you think is causing it, and a request to repair the water problem and remove the mold. Attach photos and keep a copy. A dated written notice is the record that matters most if the problem drags on.
- What and where: “Black mold about two feet wide on the bathroom ceiling and inside the sink cabinet.”
- The likely cause: a leak, a stain from the unit above, no working exhaust fan.
- Your request: fix the moisture source and remove the mold properly, not just paint over it.
- A reply date: ask them to respond and schedule the repair by a reasonable date.
- Proof of sending: email plus certified mail, or a hand delivery with a witness. Save copies.
Under California’s Toxic Mold Protection Act, a landlord who knows of mold that is a health threat must disclose it in writing (Health and Safety Code 26147). And since SB 655, visible mold, other than minor mold on surfaces that normally get wet, is a substandard housing condition. Our plain-English guide to California mold laws covers the details.
Who to call
Who do I call about black mold in an LA apartment?
If your landlord doesn’t act, call the free code inspector for your city. In the City of Los Angeles that’s LAHD. In unincorporated LA County and cities that follow the County Health Code, it’s LA County Environmental Health.
| Where you live | Who to call |
|---|---|
| City of Los Angeles | LAHD Code & Rent Helpline, (866) 557-7368 |
| Unincorporated LA County and County Health Code cities | LA County 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 or Torrance | Call city hall; County housing enforcement doesn’t apply there |
Numbers checked October 2026. Confirm on the agency’s website.
For more detail by city, see who to call about mold in your part of LA County. Complaining to an agency is protected: Civil Code 1942.5 bars retaliation such as raising rent or starting an eviction because you reported a habitability problem.
Avoid these mistakes
What should I not do about black mold in my apartment?
Don’t scrub or bleach a large patch, don’t paint over it or let anyone else, don’t throw out damaged belongings before photographing them, and don’t stop paying rent or move out without advice first.
Don’t scrub or bleach it
Scrubbing a large patch throws spores into the air, and bleach doesn’t fix the moisture. Growth over about 10 square feet, the EPA’s guideline, calls for a professional with containment.
Don’t accept a paint job
Painting over mold hides it without fixing it, and it usually comes back through the paint. If your landlord does this, photograph it and report it.
Don’t withhold rent on your own
California has rules for rent withholding and repair-and-deduct (Civil Code 1942). Getting them wrong can lead to an eviction case. Read whether you can withhold rent for mold and get advice first.
- Don’t toss belongings yet: photograph moldy furniture, clothes and bedding first, and keep receipts if you replace them.
- Don’t move out without advice: leaving a rent-stabilized unit is hard to undo. Talk to a tenant lawyer about your options first.
Testing and repair
Should I test black mold, and what does a proper fix look like?
You don’t need a test to report visible mold or to get it fixed. Testing helps when the landlord disputes it, when a doctor wants data, or when you need proof the repair worked. A proper fix finds and repairs the water source first, then removes the mold under containment and checks the result.
| Service | Typical LA range |
|---|---|
| Inspection with 2–3 air samples plus an outdoor control | $400–$800 |
| Post-remediation clearance test | $300–$600 |
Typical industry ranges for the Los Angeles area. Your written quote depends on the unit size, the number of samples and access.
- Fix the moisture. Repair the leak or ventilation problem, or the mold returns.
- Contain the area. Plastic sheeting and a HEPA filter fan keep spores from spreading to the rest of the unit.
- Remove, don’t cover. Moldy drywall, insulation and carpet are cut out and bagged; hard surfaces are cleaned. This follows the IICRC S520 standard.
- Check the result. Ideally an independent clearance test confirms the area is clean before walls are closed.
Remediation over $1,000 that’s part of construction work needs a CSLB-licensed contractor, which you can check at cslb.ca.gov. Learn more about black mold testing, how black mold removal is done and clearance testing after the repair.
Common questions
Black mold in apartments FAQ
What should I do first if I find black mold in my apartment?
Photograph it before anyone cleans it, close off the room, look for the water source, and send your landlord written notice. If it is not fixed, call your city or county code inspector for a free inspection.
Is every black-colored mold Stachybotrys?
No. Black mold usually refers to Stachybotrys chartarum, but many common molds look black, and color does not identify the species. The CDC advises removing any indoor mold and fixing the moisture, whatever the type.
Can black mold in my apartment make me sick?
Mold can cause stuffy nose, wheezing, coughing and itchy eyes or skin in some people, and the CDC says people with asthma, allergies or weakened immune systems are more likely to react. Talk to your doctor about any symptoms.
Is my landlord responsible for black mold in California?
Since SB 655, visible mold, other than minor mold on surfaces that normally get wet, is a substandard housing condition under Health and Safety Code 17920.3, and landlords must keep rentals habitable. This is general information, not legal advice; contact Bet Tzedek or a tenant lawyer about your case.
Who do I call about black mold in a Los Angeles apartment?
In the City of Los Angeles, call LAHD at (866) 557-7368. In unincorporated LA County and cities that follow the County Health Code, call LA County Environmental Health at (888) 700-9995. Long Beach, Pasadena and Santa Monica have their own code enforcement offices.
Should I clean black mold myself?
Not a large patch. Scrubbing spreads spores, and the EPA guideline is to bring in a professional for growth over about 10 square feet. In a rental, photograph it and tell your landlord in writing before anything is cleaned.
Can I withhold rent because of black mold?
California has specific rules for rent withholding and repair-and-deduct, and getting them wrong can lead to eviction. Do not withhold rent before getting advice from Bet Tzedek or a tenant lawyer.
My landlord painted over the black mold. What now?
Painting over mold does not fix it, and it usually comes back. Photograph it, send written notice asking for a proper repair of the moisture source, and call your city or county code inspector if it is not fixed.
More renter guides are on our LA renters mold hub.
Sources
- Centers for Disease Control and Prevention (CDC), mold and health: cdc.gov/mold
- U.S. EPA, mold cleanup guidance: epa.gov/mold
- California Health and Safety Code 17920.3 (SB 655) and 26147; Civil Code 1942 and 1942.5
- Los Angeles Housing Department: housing.lacity.gov; LA County Public Health: publichealth.lacounty.gov
- ANSI/IICRC S520 Standard for Professional Mold Remediation; Contractors State License Board (CSLB)
Last updated October 2026.
Need documentation or a second look?
We’ll tell you straight whether testing will help, find the moisture source, and use an accredited lab. Call (213) 659-0672, 24/7 across Los Angeles County.