Tenant Mold Complaints: Mold Remediation for San Diego Landlords

1. Reply to the tenant in writing, promptly, with a date for the inspection. Give notice of entry as California law requires, and ask your attorney if you're unsure.
2. Ask for details: photos, when they first noticed it, and any leaks, drips or smells.
3. Ask the tenant not to scrub, bleach or paint over it. That hides the source.
4. Treat active water as an emergency. If water is dripping or the carpet is wet, shut off the water and call us 24/7.
5. Schedule our free inspection. In multi-unit buildings, consider checking the units that share walls or plumbing.
6. Keep a log of dates, messages, reports and invoices.
7. Talk with your attorney about your obligations, timelines and whether the tenant may need to stay elsewhere.

The mold a tenant reports is usually the end of a moisture problem, not the start. Common sources: a leak in a wall, roof or window, a leak from the unit above, AC condensate, and condensation in a bathroom without a working exhaust fan. In multi-unit buildings, plumbing stacks and shared walls mean one leak can affect several units. Wiping the mold off without fixing the cause usually leads to a second complaint.

1. Inspection and moisture source. We use moisture meters and a thermal camera to separate an active leak from surface condensation.
2. Fix the source first. Your plumber, roofer or HVAC technician repairs the cause. If ductwork is involved, we refer you to an HVAC specialist, because we don't do duct cleaning.
3. Remediation to IICRC S520. We work inside containment with HEPA-filtered negative air, remove affected porous materials, then HEPA-vacuum, clean and dry.
4. Independent clearance. We don't test our own work. A third party tests the area, and the rebuild waits for a passing result. About clearance testing.
5. Repairs. As a licensed contractor, we handle the drywall, paint, trim and cabinets. If flooring needs replacing, we coordinate it with an installer.
6. Documentation. You get photos, moisture readings, the scope of work and the clearance report for your files, the owner and the insurer. If code enforcement is involved, these are the kinds of records it may ask for.

Keeping the tenant informed. Tell the tenant which rooms will be closed, what equipment will run and when they can use the space again. Our crew explains the work on site.

Under California law, dampness and mold can be grounds for a rental unit to be considered substandard. Respond promptly. For what the law requires in your situation, including timelines and relocation, check with your attorney. This page isn't legal advice.

Mold that resulted from a sudden, covered water loss may fall under your landlord or commercial policy. Mold from long-term leaks or humidity often isn't covered, and many policies limit mold coverage. Your policy decides. When a claim applies, we document it and bill the carrier directly. For larger buildings, see commercial water damage restoration.

• Mission Hills bathtub drain leak: elevated mold spores on an air test were traced to a disconnected tub drain emptying under the house. We removed the saturated drywall under containment and dried the framing.