Found Mould in Your Rental? What Tenants and Property Managers Should Do Next

Record the problem early and investigate the cause before deciding who is responsible.

Finding mould in a rental can quickly become a conversation about blame.

The tenant says the room never dries out. The property manager asks whether the windows are being opened. Someone produces a Healthy Homes compliance statement.

Meanwhile, the mould keeps returning.

The useful starting point is to document the problem and work out what needs attention.

A photograph records what you found. It does not, on its own, establish who caused it.

Who is responsible for mould in a New Zealand rental?

Landlords and tenants have different responsibilities, and the response depends on the property conditions.

Landlords must provide and maintain the property in a reasonable state of repair. A leaking roof, damaged plumbing or another maintenance problem needs investigation and appropriate repairs.

Tenants must keep the home reasonably clean and tidy, manage everyday moisture and report repair needs promptly. Tenancy Services advises using ventilation and extractor fans, wiping condensation and keeping belongings dry. Persistent dampness should be raised with the landlord.

Sources: Tenancy Services: Property maintenance , Mould and dampness and Damage and repairs .

A tenant’s cleaning responsibilities do not remove the landlord’s maintenance responsibilities.

What tenants should do when they find mould

1. Photograph it before cleaning

Take a clear photograph of the affected area and another showing where it sits in the room.

Record the date, location and anything you have noticed. Does it return after cleaning? Does the wall become damp after rain? Is there a nearby leak?

Keep earlier photographs and messages so there is a record of changes.

2. Report the issue promptly

Tell the landlord or property manager about mould, dampness and any suspected repair problem. Tenants must report known repair or maintenance needs as soon as possible.

Source: Tenancy Services: Damage and repairs .

A useful message is specific:

“I found mould on the bedroom wall behind the bed today. I’ve attached photographs. This area was cleaned last month, but the mould has returned. The wall also feels damp after rain. Please arrange an inspection and let me know the next steps.”

A written message gives both parties a clear record.

3. Take reasonable care while the issue is investigated

Use available extraction when cooking or bathing. Wipe condensation, allow airflow around furniture and put clothing away only when dry.

Source: Tenancy Services: Mould and dampness .

For cleaning guidance, read our spring-cleaning article . Follow product instructions and material care labels. Ask for advice before tackling extensive growth, damaged materials or areas affected by flooding.

What property managers should do next

1. Record the report and arrange the appropriate inspection

Acknowledge the tenant’s message, retain the photographs and explain the next step.

During the inspection, record the affected locations and compare them with previous inspection reports. Tenancy Services recommends keeping inspection photographs while avoiding tenants’ belongings where possible.

Source: Tenancy Services: Inspections .

Record mould found during routine inspections too. Do not rely solely on the tenant raising it.

2. Check the conditions around the mould

Look beyond the visible patch.

Consider nearby plumbing, water staining, window condition, drainage and whether extraction equipment operates. Ask when the problem appears and whether it has returned after cleaning.

These observations help guide further investigation. They should not be presented as a confirmed cause before the evidence supports that conclusion.

Where building defects are suspected, arrange the appropriate tradesperson or building specialist.

3. Give the tenant a clear action plan

Explain what will be checked, who will attend and when the tenant can expect an update.

Record any agreed cleaning, maintenance or repair actions. Set a follow-up date to check whether the area stays dry and whether mould returns.

Can a property manager enter to investigate mould?

The correct access arrangements depend on the purpose of the visit.

For an ordinary residential rental inspection, landlords generally must give at least 48 hours’ notice, no more than 14 days in advance. Inspections normally occur between 8 am and 7 pm, no more frequently than once every four weeks.

Source: Tenancy Services: Inspections .

Necessary repairs or maintenance generally require at least 24 hours’ notice and may be carried out between 8 am and 7 pm. Consent and emergency provisions also apply. Boarding houses have different rules. Check Tenancy Services’ access guidance when arranging a visit.

Source: Tenancy Services: Access .

Does Healthy Homes compliance mean mould cannot occur?

No. The Healthy Homes standards address minimum requirements for heating, insulation, ventilation, moisture ingress and drainage, and draught stopping.

Source: Tenancy Services: Healthy homes standards .

A compliance statement should sit alongside current observations and maintenance records. It cannot explain why a particular wall is damp today.

Our article Healthy Homes Compliant, but There Is Still Mould. What Now? explores that distinction.

When would mould testing help?

Testing is useful when there is a specific question that sampling can help answer.

Surface tape-lift analysis examines material collected from a particular surface for mould structures. The result relates to that sample and must be considered alongside the property observations.

Source: Hill Labs: Mould analysis technical note .

It does not, by itself, establish who caused the problem, locate every moisture source or certify that the whole home is mould-free.

An obvious leak still needs attention. Sampling should support the investigation, rather than delay necessary repairs.

What if the problem remains unresolved?

Start with a clear written request and an opportunity to resolve the issue.

If a landlord may be breaching their obligations, a tenant can seek guidance from Tenancy Services about a 14-day notice to remedy. This formal notice identifies the alleged breach and what needs fixing. The period is measured in calendar days, with service time allowed for.

If the issue remains unresolved, an application to the Tenancy Tribunal may be appropriate. Follow the official guidance for your circumstances.

Source: Tenancy Services: Breaches and notices to remedy .