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Who fixes mould in a rental in your state?

The repair duties are set state by state, so the answer to who fixes mould in a rental depends on where the home is and, in three states, on where the water came from: Queensland, Victoria and Western Australia each divide the job between the property and how it is used. The table below sets out each state’s rule beside the page it comes from.

General information from official health, building and housing sources, not advice about your home, your health or your tenancy. The page behind most of this one is Pests, infestations and mould, from Consumer Affairs Victoria.

Water from a leaking roof, reaching the ceiling: NSW Health lists a leaking roof and a blocked rain gutter among the water leaks and plumbing problems to repair.Water from a gutter fault, into the top of the outside wall: Consumer Protection WA’s list of what a landlord should do to avoid mould developing includes cleaning and maintaining the gutters, so rainwater stays out of the roof cavity.Where a roof or ceiling leak shows: NSW Fair Trading’s own inspection list says to check for damp or mould along skirting boards, walls and ceilings.Where a gutter fault shows: a discoloured or bulging patch that may be cold or damp to touch, in the wall or roof cavity (Consumer Protection WA). Shower steam, and the bathroom exhaust fan the building code sizes: the 2025 National Construction Code sets a minimum exhaust flow rate, 25 litres a second for a bathroom or sanitary compartment.Signs in a wet area: the SA Government’s inspection list says to look for mouldy walls, lifting tiles, peeling paint or pools of water. Moist air reaching cold window glass: the national home design guide says condensation forms when humid air meets a cooler surface, such as a window in winter.Condensation and mould on the window: the national home design guide says aluminium frames form a thermal bridge into the home and are prone to condensation.Moist air reaching the outside wall behind a wardrobe: one of Homes Tasmania’s tips for a dry, well-aired home is to allow space between furniture and the wall so air can flow, and it calls this very important with wardrobes.Mould on the outside wall behind the wardrobe: one of Homes Tasmania’s tips is not to stack boxes or other items against outside walls, especially walls that do not get a lot of sun.A small patch on a bedroom wall: NSW Health says it is good to remove mould as soon as it appears. Water from a concealed pipe leak, down inside the wall: SA Water says damp, warped or discoloured walls, floors or carpets can suggest a concealed leak indoors.Where a concealed leak shows: Icon Water says to look in the kitchen, bathrooms and laundry for dripping taps, washing machine and dishwasher connections, and damp patches on the walls. Flood water in the home (the line marks no depth): Victoria’s health department says flooding can cause excessive mould growth, which has to be cleaned up before moving back in.A floor joist with staining or decay: the Queensland timber guide says a surface stain that scrapes off to sound timber underneath is not of concern, while wood that is soft and spongy or easily penetrated has decayed. Damp rising from the ground into the base of the wall: NSW Health says rising damp is ground moisture rising up a brick or stone wall.Where rising damp shows: the base of the wall and the skirting, where Consumer Affairs Victoria says damp brick walls can indicate rising damp or salt damp.Damp ground under the floor: Homes NSW says rising damp is moisture from the ground travelling up into a home through the bricks or stone in its walls.A damp subfloor: NSW Fair Trading’s inspection list says to lift carpet and check for rotting floorboards or damp. Water from a leaking roof, reaching the ceiling: NSW Health lists a leaking roof and a blocked rain gutter among the water leaks and plumbing problems to repair.Water from a gutter fault, into the top of the outside wall: Consumer Protection WA’s list of what a landlord should do to avoid mould developing includes cleaning and maintaining the gutters, so rainwater stays out of the roof cavity.Where a roof or ceiling leak shows: NSW Fair Trading’s own inspection list says to check for damp or mould along skirting boards, walls and ceilings.Where a gutter fault shows: a discoloured or bulging patch that may be cold or damp to touch, in the wall or roof cavity (Consumer Protection WA). Shower steam, and the bathroom exhaust fan the building code sizes: the 2025 National Construction Code sets a minimum exhaust flow rate, 25 litres a second for a bathroom or sanitary compartment.Signs in a wet area: the SA Government’s inspection list says to look for mouldy walls, lifting tiles, peeling paint or pools of water. Moist air reaching cold window glass: the national home design guide says condensation forms when humid air meets a cooler surface, such as a window in winter.Condensation and mould on the window: the national home design guide says aluminium frames form a thermal bridge into the home and are prone to condensation.Moist air reaching the outside wall behind a wardrobe: one of Homes Tasmania’s tips for a dry, well-aired home is to allow space between furniture and the wall so air can flow, and it calls this very important with wardrobes.Mould on the outside wall behind the wardrobe: one of Homes Tasmania’s tips is not to stack boxes or other items against outside walls, especially walls that do not get a lot of sun.A small patch on a bedroom wall: NSW Health says it is good to remove mould as soon as it appears. Water from a concealed pipe leak, down inside the wall: SA Water says damp, warped or discoloured walls, floors or carpets can suggest a concealed leak indoors.Where a concealed leak shows: Icon Water says to look in the kitchen, bathrooms and laundry for dripping taps, washing machine and dishwasher connections, and damp patches on the walls. Flood water in the home (the line marks no depth): Victoria’s health department says flooding can cause excessive mould growth, which has to be cleaned up before moving back in.A floor joist with staining or decay: the Queensland timber guide says a surface stain that scrapes off to sound timber underneath is not of concern, while wood that is soft and spongy or easily penetrated has decayed. Damp rising from the ground into the base of the wall: NSW Health says rising damp is ground moisture rising up a brick or stone wall.Where rising damp shows: the base of the wall and the skirting, where Consumer Affairs Victoria says damp brick walls can indicate rising damp or salt damp.Damp ground under the floor: Homes NSW says rising damp is moisture from the ground travelling up into a home through the bricks or stone in its walls.A damp subfloor: NSW Fair Trading’s inspection list says to lift carpet and check for rotting floorboards or damp. The whole houseSee the house

Water the building let in, water the household made

Three states draw the line through the water’s origin. Queensland’s tenancy authority puts it plainly: where mould is caused by a problem with the property, a leaking roof or leaking pipes named among the examples, the property manager or owner is typically responsible for cleaning it and paying for repairs; where it is caused by the tenant’s own actions, not using an extractor fan or not ventilating or cleaning the property, the tenant typically is. Victoria’s consumer body uses the same split with a different test: where a problem with the property caused the mould or damp and has not been fixed, the rental provider may be responsible, and where the renter’s own actions or behaviour contributed, the renter may be. In Western Australia, Consumer Protection puts mould from poor ventilation, unopenable windows or missing exhaust fans on the landlord, and mould from a lack of maintenance or damage, leaking gutters or windows, cracked walls or rising damp, leaking plumbing, on the landlord too; the tenant’s side is what their own use caused.

The other states answer the question by different routes, which the table keeps separate. New South Wales splits it by how the mould developed, and the yardstick there is time and repair: where it grew from moisture because a defective window was not repaired in reasonable time, or the property lacked adequate ventilation, the landlord is responsible. South Australia works from shared repair duties, Tasmania from the owner’s duty to maintain the property and the tenant’s duty to notify, and the ACT from the landlord’s duty to keep the property reasonably safe and secure.

The states side by side

Each row is one state or territory, and each column the same question. Where a source does not answer a column, the cell says so; the Northern Territory’s page is not one this guide can point to, so its row is marked as not covered.

Mould and damp in a rental, by state
StateWater the building let inWater the household madeHow to raise itTribunal or tenancy body
QueenslandWhere the mould is caused by a problem with the property, such as a leaking roof or leaking pipes, the property manager or owner is typically responsible for cleaning it and paying for repairs; the minimum housing standards specify that rental properties must be weatherproof and structurally sound, and free from damp and mould, which does not apply where the tenant caused it. Repairs needed to bring a property back to the minimum housing standards are classified as emergency repairs. Emergency repairs do not apply to rooming accommodation, where addressing mould caused by problems with the room or property is a routine repair. Where the mould is caused by the tenant’s own use, such as not using an extractor fan in a bathroom or not ventilating or cleaning the property, the tenant is typically responsible for addressing it and paying for repairs or damage. Tell the property manager or owner as soon as possible. Where the repair is an emergency repair, the tenant contacts the repairer named in the tenancy agreement, and where that repairer cannot be reached, or the repair is not made in a reasonable time, the tenant can make an urgent application to QCAT for a repair order. Where the parties cannot agree at all, the Residential Tenancies Authority offers free dispute resolution before a QCAT application. After a natural disaster, the rules change: a tenancy does not automatically end when a property becomes unliveable, and it can be ended by agreement in writing, by either party’s notice on the grounds that the property is unliveable within one month after the disaster, or by a QCAT order. Residential Tenancies Authority; the Queensland Civil and Administrative Tribunal (QCAT).
VictoriaThe rental provider may be responsible where a problem with the property caused the mould or damp and it has not been fixed, such as a broken or faulty window frame that has let rainwater in. Under the minimum standards, all rooms must be free from mould and damp caused by or related to the building structure, and anything on the law’s list is legally defined as an urgent repair, and that list includes any fault or damage in the property that makes it unsafe or insecure, with mould or damp caused by or related to the building structure named among it. The renter may be responsible where their own actions or behaviour contributed, and the page’s example is mould formed because a ventilation fan in the bathroom was not used. Where the renter is responsible, they are expected to fix it. Tell the rental provider or agent straight away to ask for an urgent repair, which must be done immediately, or in writing for a non-urgent one, which must be done within 14 days of the request. Where there is no response to a request for an urgent repair, the renter can organise and pay for it if it costs no more than $2500, and the rental provider must pay them back within 7 days; or the renter may apply to VCAT for an order requiring the rental provider to carry out the repairs. Where the provider and renter cannot agree on who should pay for removing mould, either can apply to VCAT for a decision. Consumer Affairs Victoria; the Victorian Civil and Administrative Tribunal (VCAT).
Western AustraliaConsumer Protection WA generally holds the landlord responsible when the mould comes from poor ventilation, for example windows that cannot be securely opened or exhaust fans that were never provided in wet areas, and when it comes from neglected maintenance or damage to the property, naming leaking gutters or windows, cracked walls or rising damp, and leaking plumbing. The commissioner’s blog warns that a tenant may breach the agreement by negligently causing damage if mould grows because they wet a carpet and then fail to treat it and to dry it out properly, do not air a bathroom with the fan or a window, let water lie on the tiles outside the shower, or dry clothes inside without airing the room afterwards. Tell the landlord about any water leak or damp patch on a wall or ceiling as soon as you see it. Where a reported mould problem is not being fixed, Consumer Protection WA can be contacted on 1300 30 40 54, and the agency says it can advise the tenant and contact the landlord on their behalf. Consumer Protection WA; the Magistrates Court, where a party seeks damages, and an Environmental Health Officer, whom a tenant can ask the local council to send where the mould is very bad.
New South WalesThe landlord is responsible, and must fix the problem, where mould developed from a build-up of moisture because a defective window was not repaired in a reasonable time, or because the property did not have adequate ventilation. A fault or damage that makes the property unsafe and causes health risks such as mould may be an urgent repair. The tenant may be responsible where the mould developed during the tenancy because they allowed a build-up of moisture by never opening windows, or by not using the ventilation fans in the bathroom. Notify the landlord or agent as soon as possible when signs of mould or damp appear. Under the state’s residential tenancy laws, the urgent repairs list includes a serious roof leak, flooding or serious flood damage, and a burst water service, and a tenant must notify the landlord or agent of urgent repair needs straight away. Where urgent repairs are not done and the landlord or agent cannot be contacted, a licensed tradesperson can be arranged and the cost reimbursed up to $1,000, which the landlord or agent must pay back within 14 days of notice. The landlord or agent may not have to pay back the cost if the tenant caused the damage, did not try to contact them about the repair, did not give them a reasonable amount of time to organise it, or did not use a licensed tradesperson. A complaint to NSW Fair Trading can lead to a rectification order, and the dispute can be escalated to NCAT if that does not solve it. NSW Fair Trading, on 13 32 20; the NSW Civil and Administrative Tribunal (NCAT).
South AustraliaLandlords and tenants share the responsibility for repairs and maintenance: the tenant tells the landlord when something needs fixing, and the landlord must carry out repairs within a reasonable time. Landlords are usually responsible for larger repairs, such as electrical wiring or gas heaters, and they remain responsible for repairs even if a tenant knew about a problem when they moved in, though the landlord does not have to fix items the tenancy agreement notes as excluded, or serious structural issues named in a housing improvement notice. Tenants must repair damage they caused at the property, and the page’s list of what that includes starts with damage caused intentionally or through neglect. Tell the landlord: the page says the tenant needs to tell the landlord when something needs fixing. Where a landlord refuses to fix it, a tenant can apply to SACAT for the repairs to be carried out, apply for the tenancy to end, or organise to have urgent problems fixed and give the landlord an invoice from an authorised repairer. The SA Government’s renting pages; the South Australian Civil and Administrative Tribunal (SACAT).
TasmaniaFor the length of the tenancy the owner has to keep the property as close as possible to how it was when the tenancy began, reasonable wear and tear aside, and where repairs or maintenance are needed and the tenant is not the cause, the owner must have the work done and pay for it. A property must be clean and in good repair before it is rented out, and clean includes having no serious mould or rising damp issues. A tenant must tell the owner about anything that needs repair within seven days of noticing it, and if the tenant caused the need for the repair, the owner may ask them to arrange the repair or cover its cost. Raise it with the owner or the real estate agent. Tasmania’s health department adds that an environmental health officer is able to inspect a dwelling and weigh the public health risks it holds, mould among them, and that the Public Health Act 1997 lets those officers issue notices and orders so the problems get fixed. Consumer, Building and Occupational Services (Tasmania); the Tenants’ Union of Tasmania, phone 1300 652 641.
Australian Capital TerritoryLandlords are responsible for maintaining the property and ensuring it remains reasonably safe and secure, and the territory’s list of urgent repairs includes any fault or damage that makes the property unsafe or insecure, or is likely to cause injury to person or property. Tenants take care of the property and keep it reasonably clean, and they tell the landlord of any damage to the property or repairs that are required. Tell the landlord when a repair is needed: landlords must complete urgent repairs as soon as practicable, and non-urgent repairs within four weeks, giving one week’s written notice before entering to do the work. The ACT Government’s renting pages; no source read here names the territory’s tribunal.
Northern TerritoryNot covered.Not covered.Not covered.Not covered.

Raising it

In Victoria, renters must tell the rental provider or property manager in writing about repairs that need to be made, as soon as possible, and for an urgent repair, contact them straight away to ask. Where the provider or agent does not respond to the request for an urgent repair, the renter can organise and pay for it themselves if it costs no more than $2500, and the provider must pay them back within 7 days. Renters should keep a record of their attempts to contact the provider.

Queensland’s steps run through the property manager or owner first, and the tenancy authority says a tenant must tell them about mould as soon as possible. For a repair that is not an emergency repair, the tenant tells the property manager or owner in writing as soon as possible, does not organise the repair without written permission, and, if self-resolution fails, can issue a notice to remedy breach giving at least seven days to fix a general tenancy.

Victoria also sets out what a renter may need to show where the mould needs urgent repair: proof that it is dangerous, and the page’s example is a doctor’s report for people with an existing health issue such as asthma. It adds that a renter may be able to have a rental provider pay them back for a health assessment or medical report by applying to VCAT.

Before you raise it

Before a repair request goes in, it is worth knowing which of the three water paths is in the wall, because the answer decides who pays: a leaking pipe, rising damp and a roof or gutter fault each leave their own signs, and in the three states that split the duty, the split follows the water.

Is it a leak, rising damp or a roof problem?

Why does mould keep coming back in the bathroom and wardrobe?