Mold in Your Rental: Your Rights and Who to Call

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If you rent in San Pedro, Wilmington, Harbor City or a nearby city and there is mold in your home, California law is on your side when the mold comes from leaks or dampness the landlord is responsible for. This guide explains what the law says, how to ask for a repair, and who to call if nothing happens.

What California law says

• Visible mold can make a rental “substandard.” Health and Safety Code 17920.3 lists “visible mold growth, as determined by a health officer or a code enforcement officer,” as a substandard condition when it endangers the people living there. Minor mold on surfaces that normally get wet, like a shower’s grout, is not included. Dampness of living rooms is listed separately. (HSC 17920.3)
• The landlord has to keep the unit livable. Civil Code 1941.1 requires working plumbing and “effective waterproofing and weather protection of roof and exterior walls,” and it treats a unit with a substandard condition as untenantable. (Civil Code 1941.1)
• The landlord has to know about it first. A landlord isn’t required to fix mold until they have notice of it, and they may enter the unit to repair it with proper notice to you (Civil Code 1941.7). That is why telling them in writing matters.

Step by step: getting it fixed

1. Take photos and notes. Photograph the mold and any leak, stain or wet spot, with dates. Note musty smells, condensation and when you first noticed it.
2. Tell the landlord or manager in writing. Email or text is fine; keep a copy. Say what you see, where, and since when, and ask when it will be repaired. If water is still leaking, say so first.
3. Allow reasonable time, then follow up. An active leak needs fast action. For other repairs, the law treats 30 days after notice as presumed reasonable for “repair and deduct” (below).
4. If nothing happens, file a complaint with code enforcement. It’s free. An inspector decides whether the mold is a violation and can order the owner to fix it.

Who to call, by area

San Pedro, Wilmington and Harbor City (City of Los Angeles)

These neighborhoods are part of the City of Los Angeles, so complaints about apartments and other multi-unit rentals go to the Los Angeles Housing Department (LAHD).

• File online: LAHD Report a Violation, or call (866) 557-7368.
• LAHD says it calls back within 72 hours if you leave a number. An adult has to let the inspector in.
• If the inspector finds violations, the owner gets an order with up to 30 days to fix them, depending on how serious they are, followed by a re-inspection. If the owner still doesn’t comply, LAHD can hold a hearing, place the unit in its Rent Escrow Account Program, or refer the case to the City Attorney.
• Filing is free, and LAHD says it does not ask about immigration status. (LAHD: file a complaint)

Renting a single-family house in the City of LA? Code complaints for single-family homes go to the Los Angeles Department of Building and Safety (LADBS) instead. (LADBS code enforcement complaints)

Lomita, Carson, Rancho Palos Verdes and other nearby cities

Los Angeles County Environmental Health takes complaints about mold in rental housing for the many cities that use the County health code. Call (888) 700-9995 or file online. On a first complaint the County sends the owner a notice with 21 days to fix the problem; if it isn’t fixed, a second complaint gets an inspector assigned. (County housing inspection program)

Not sure whether the County covers your city? Ask when you call, or check with your city hall.

Torrance

Torrance runs its own code enforcement for housing complaints (more on our Torrance page) and doesn’t accept anonymous complaints. (Torrance: report a code enforcement issue)

Repair and deduct: know the limits

Civil Code 1942 lets a tenant who gave notice, and waited a reasonable time, either move out or pay for the repair and deduct the cost from rent. The deduction can’t be more than one month’s rent, and you can use it no more than twice in 12 months. Mold jobs often cost more than a month’s rent and can spread spores if done wrong, so get advice before going this route. (Civil Code 1942)

Do you need a mold test?

Usually not to get a repair. The California Department of Public Health says dampness, visible mold or a mold odor is unhealthy and recommends against measuring indoor mold, because there are no health-based limits to compare results to. What matters is finding the water source, drying or removing wet materials, and cleaning or removing the mold. (CDPH statement on dampness and mold)

CDPH also publishes a plain-language booklet, Information on Mold & Moisture for Renters in California.

While you wait

• Run the bathroom fan or open a window during and after showers.
• Use a small dehumidifier if the room stays damp; San Pedro’s marine layer keeps indoor air humid, especially in May and June.
• Keep furniture a few inches off outside walls so air can move.
• Report any new drip or stain right away, in writing.
• If someone in the home has asthma, allergies or a weakened immune system, tell the landlord and talk to a doctor.

If you own the home, or the landlord approves a repair

Call to talk with an independent local mold or water damage company. Ask the questions in our mold removal guide before anyone starts work, and check the company’s license at cslb.ca.gov.

Sources checked October 31, 2026: California Legislative Information (HSC 17920.3, Civil Code 1941.1, 1941.7, 1942); Los Angeles Housing Department; Los Angeles Department of Building and Safety; Los Angeles County Department of Public Health; City of Torrance; California Department of Public Health.

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