Leaks and mold in a Washington rental
About 60% of occupied homes in south and central Bellingham are rented (Census ACS). Washington's landlord-tenant law sets repair clocks that start when you give written notice, so the first step for a renter is a letter, not a phone call.
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What the law requires of landlords
RCW 59.18.060 requires a landlord to keep the premises fit for human habitation and reasonably weathertight. The plumbing and heat the landlord supplies have to be kept in reasonably good working order. It also requires landlords to give new tenants information from the Department of Health about mold. The Department of Health puts it simply: fixing leaks is generally the landlord's job, and reducing condensation is generally the renter's.
The repair clocks
| Problem | Landlord must start repairs within |
|---|---|
| No hot or cold water, no heat, no electricity, or an imminent danger to life | 24 hours |
| No use of a fridge or stove, or of a major plumbing fixture the landlord supplied | 72 hours |
| Other defective conditions | 10 days |
RCW 59.18.070, measured from the landlord's receipt of written notice, unless the delay is beyond the landlord's control. General information, not legal advice.
How to give notice
- Write it down: what is wrong, where, when it started, and photos. Date it.
- Deliver it the way your lease says notices go, and keep a copy.
- Keep paying rent unless a lawyer or tenant advocate tells you otherwise. The tenant remedies in the law have conditions, and the tenant must be current on rent to use most of them.
- Tell your renters insurer if your belongings were damaged.
What you can do meanwhile
- Run bath and kitchen fans, and open blinds so window condensation can dry.
- Move belongings away from wet walls and off wet carpet.
- Wipe small spots on hard surfaces with detergent and water; the EPA says areas under about 10 square feet are usually a do-it-yourself job.
- Don't paint over mold. It grows back through the paint.
Questions Whatcom County homeowners ask
Is mold considered uninhabitable in Washington?
Under RCW 59.18.060, a Washington landlord has to keep a rental livable and reasonably weathertight, with working plumbing and heat, and must hand new tenants the Department of Health's mold information. Once you give written notice, RCW 59.18.070 sets the clock: 24 hours to start on a loss of heat or water or an imminent hazard, and 72 hours or 10 days for less urgent problems. This is general information, not legal advice.
Who pays for mold cleanup in a rental?
If the mold comes from a leak or a building defect, repairs are generally the landlord's responsibility under RCW 59.18.060. If it comes from everyday condensation, the Department of Health says reducing it is generally the renter's job. Damaged belongings go to your renters insurance, if you have it.
Can I hire a restoration company myself as a renter?
For your belongings, yes. For the building, the landlord is responsible for repairs, and you should give written notice first. Washington law has a process for tenant-made repairs, but it has limits; read RCW 59.18.100 or talk to a tenant advocate before you hire anyone for the building.