What should I do if I find a water leak (or mold growth) in my rental?

If you're a renter in California and discover a water leak or the presence of any mold in your home, taking the right steps quickly is crucial to protect your health, ensure repairs are made in a timely fashion, and to preserve your legal rights. Here’s what you should do:

1. Report the Issue to Your Landlord Immediately (In Writing)

• Notify your landlord/property manager ASAP—verbal (phone) is good, but in writing (email, text, or certified mail) is better. California law (Civil Code § 1941.1) requires landlords to provide habitable housing, which includes effective waterproofing and fixing landlord-responsible leaks and mold hazards.

• Be specific: Describe the location and severity of any leaks or damage, including any visible mold.

• Keep a copy of all communications for your records.

2. Document the Problem Thoroughly

• Take photos/videos of the leak(s), water damage, and mold.

• Note the date when you first noticed the issue or when any health symptoms developed (e.g., allergies, respiratory problems).

• Save repair requests (e.g., estimates, bids, invoices, as well as emails, texts, and letters sent regarding the issue).

3. Understand Your Landlord’s Responsibilities

Under California law:

• Landlords must fix leaks, plumbing issues, and mold caused by structural problems (e.g., roof leaks, broken pipes).

• They must address mold that violates health and safety standards.

• However, if a tenant caused the water damage and/or mold growth (e.g., by failing to ventilate a closet or bathroom or failing to provide adequate notice to the landlord of any issues it became aware of in a timely manner), the landlord may seek reimbursement from tenant(s) for cleanup.

4. If the Landlord Doesn’t Respond or Fix the Issue:

• Send a follow-up written notice (give a reasonable deadline depending on the urgency of the situation and work to be completed).

• Contact local code enforcement or health department if the mold is severe. Cities like Los Angeles and San Francisco have strict mold regulations and may be able to serve as an additional resource for you moving forward.

• Withhold rent or repair-and-deduct (CA Civil Code § 1942):

  • Tenants may, in certain circumstances, withhold rent if the issue makes the unit uninhabitable, but this is risky, so you should consult a lawyer first.

  • For minor repairs, tenants can pay for fixes (up to one month’s rent) and deduct the cost from rent (after proper notice and depending on what is contained in their lease).

• Break the lease (if uninhabitable): If the landlord refuses to fix serious mold/water damage that renders the property uninhabitable, a tenant may have the right to move out without penalty for breaking the lease early, but this is not without risk, so you should consult a lawyer first.

5. Consider Legal Action if Necessary

• Small claims court: Renters in California may take landlords to small claims for reimbursement of a variety of items, including medical bills, damaged belongings, or rent refunds (small claims relief is capped at $12,500 in CA and parties are typically not represented by counsel).

• Tenant rights organizations: Groups like BASTA (LA), Tenants Together (CA), or SF Tenants Union may offer free advice pertinent to your situation.

• Personal injury claim (if mold caused health issues): A lawyer may be able to negotiate a resolution short of escalation, particularly if landlord's negligence can be proven.

6. Protect Your Health in the Meantime

• Consider an air purifier for mold spores (or remediation company if the situation is large enough), improve ventilation, or consider moving out of the property.

• See a doctor if you have persistent respiratory issues.

Key California Laws Protecting You:

• Implied Warranty of Habitability (CA Civil Code § 1941.1) – Landlord must maintain a livable space.

• Retaliation Protections (CA Civil Code § 1942.5) – Landlord cannot evict a tenant for demanding repairs.

What Not to Do:

❌ Ignore the problem (mold spreads quickly and liability can shift if tenants do not report issues in a timely manner).

❌ Stop paying rent without having taken the proper legal steps, including allowing landlord a reasonable opportunity to fix the problem.

❌ Attempt major mold removal yourself (landlord should hire certified mold specialists to remediate major mold infestation appropriately and provide evidence the property is safe to live in once completed).

If your landlord refuses to act, contact your local legal aid organization or schedule a consultation with Carucci Legal to better understand your rights and options.

Disclaimer: This blog provides general information and does not constitute legal advice. Any referenced laws or regulations may no longer be current and subject to change.