MOULD IN RENTALS: WHO’S RESPONSIBLE & WHAT LANDLORDS MUST DO

Picture this: A tenant calls with concern: “We’ve tried everything—open windows, extractors, wiping down, but the mould keeps coming back.” With temperatures dropping, windows closed, and condensation settling, mould can creep in fast.

Mould is a grey area—and one of the most common sources of tension between landlords and tenants. At Good Neighbours, we take a firm but fair approach to keeping properties healthy and compliant while protecting landlords from unreasonable claims.

WHAT THE LAW REQUIRES

Under Section 45 of the Residential Tenancies Act, landlords must:

• Provide and maintain the property in reasonable repair

• Ensure the property is free from damp and mould risks beyond normal use

The Healthy Homes Standards add further obligations:

• Proper ventilation in kitchens and bathrooms

• Functional extractor fans

• Adequate insulation and moisture barriers(tenancy.govt.nz)

Tenants, in turn, must:

• Ventilate the property daily

• Wipe condensation, clean windowsills, and notify the landlord of issues early

• Not contribute to mould growth through lifestyle (e.g. unventilated showers, drying clothes inside)

TRIBUNAL CASES SHOW THE RISK OF DELAY

CASE 1: $8,958 IN DAMAGES FOR UNADDRESSED MOULD

In a well-publicised case, a landlord was ordered to pay $8,958 in compensation after failing to fix a persistent black mould problem. Despite ongoing complaints, they delayed acting—and the Tribunal ruled that the delay breached their legal obligations.

CASE 2: $6,857 AWARDED OVER DAMP & MOULD-RELATED HEALTH EFFECTS

Another Auckland landlord faced a $6,857 payout after tenants, including a toddler, experienced health issues due to damp and untreated mould. The Tribunal found the landlord failed to take timely, reasonable action—despite receiving multiple maintenance requests. The message is clear: if there’s a genuine issue, landlords must act quickly—or risk significant penalties.

WHAT LANDLORDS SHOULD DO

INSPECT BEFORE TENANCY

• Check for leaks, damp spots, poor drainage, and roof issues

• Ensure extractor fans and ventilation are working properly

EDUCATE TENANTS

• Provide a simple guide at move-in: how to ventilate, wipe moisture, and prevent mould

• Remind tenants they are responsible for day-to-day care

RESPOND QUICKLY TO REPORTS

• Arrange inspection and repairs if mould is persistent or coming from structural causes

• Keep communication clear, factual, and documented

AVOID OVER-RESPONSIBILITY

• If tenant behaviour is contributing to mould (e.g. no ventilation, drying clothes inside), issue a 14-day Notice to Remedy if needed

• Don’t absorb costs that fall under tenant responsibility

HOW GOOD NEIGHBOURS HANDLES IT

Our Property Managers:

• Complete entry inspections with mould and ventilation checks

• Give tenants simple, practical mould-prevention instructions

• Flag any mould issues early in the tenancy lifecycle

• Coordinate repairs and maintenance when needed—without delay

• Keep detailed records to support landlords in any future disputes

If specialist remediation is required, we coordinate access and manage the process efficiently—minimising disruption and protecting your investment.

WHY THIS MATTERS

Delays or unclear responsibilities lead to:

• Health complaints and Tribunal action

• Large payouts for “emotional harm” or inconvenience

• Reputation damage for both landlord and manager

• Escalating costs if mould spreads or causes damage

PRO TIPS FOR LANDLORDS

• Install working extractor fans in kitchens and bathrooms

• Include a clause in the tenancy agreement about tenant ventilation responsibilities

• Avoid assumptions—if in doubt, inspect and document

• Use recurring inspections to catch issues before they escalate

FINAL WORD

Mould is a shared responsibility—but in the eyes of the Tribunal, landlords must act fast when it becomes a genuine issue.

At Good Neighbours, we give landlords peace of mind by managing these risks early, documenting the facts, and ensuring every home is compliant and protected.