Mold in an Apartment in New Orleans: Renter and Landlord Guide
About half of New Orleans households rent. If you found mold in an apartment, a double or a rented house, here is what Louisiana's Civil Code generally says, how to ask for repairs in writing, and when testing helps. Landlords and managers can use the same form to get free quotes from independent local mold companies.
Get a Free Quote Call (504) 370-1142
Common causes of mold in rentals
- A roof or window leak that wasn't repaired after a storm.
- A plumbing leak in a wall, under a sink or from the unit above or next door.
- An AC drain line that backs up into a closet or ceiling.
- A bathroom with no working exhaust fan.
- Water from a flood or heavy rain that wasn't fully dried out.
About 49% of New Orleans households rent, and in Gretna and Terrytown it's over half (American Community Survey 2020–2024). Nearly 15% of the city's housing units are in two-unit buildings, so one side's leak can become the other side's mold.
What Louisiana law generally says (not legal advice)
None of these Civil Code articles mentions mold by name. In plain words, and hedged:
- Art. 2682 and 2691: the landlord must keep the place in a condition suitable for its purpose and make the repairs that become necessary during the lease, except those the tenant is responsible for.
- Art. 2692: the tenant is responsible for damage caused by the tenant or the tenant's guests, and for wear beyond normal use.
- Art. 2694: if the landlord doesn't make necessary repairs within a reasonable time after the tenant's demand, the tenant may have them made and get reimbursed or deduct the cost from rent, but only for necessary repairs at a reasonable price.
- Art. 2696 and 2699: the landlord warrants the place is free of defects that prevent its use, and in a residential lease a waiver of that warranty doesn't work for defects that seriously affect health or safety.
New Orleans also has city rules for rental housing. To ask whether they apply to your unit or how to report a problem, check nola.gov or call 311. Rules and deadlines change, so confirm with the city. For your own situation, talk to a lawyer or a legal aid organization.
Steps for renters
Document it
Take dated photos and video of the mold, the leak and any damaged belongings. Note when you first saw it.
Ask in writing
Send the landlord or manager a written repair request by email, text or letter, and keep a copy. Describe where the water is coming from if you know.
Allow a reasonable time
Give access for repairs. Follow up in writing if nothing happens and keep a log of every contact.
Get help before withholding rent
Don't withhold rent without advice. Repair-and-deduct (art. 2694) has conditions, so talk to a lawyer or legal aid first.
Small surface spots under about 10 square feet you may be able to clean yourself; Louisiana lets tenants do mold work on property they lease without a license (R.S. 37:2157). Tell the landlord first so the cause gets fixed.
For landlords and property managers
Fix the water source first, then the mold. Respond to written requests in writing, keep repair records, and tell tenants when work will happen. For larger jobs, louisiana requires a Mold Remediation license from the Louisiana State Licensing Board for Contractors (LSLBC) for mold remediation projects of about $7,500 and up (La. R.S. 37:2150.1). Before you sign, look up the company's license on the LSLBC website.
Mold cleanup itself usually isn't permitted work, but in New Orleans drywall replacement generally needs a permit, as do electrical, plumbing and roofing work. Your rebuild contractor should pull it. Other parishes have their own rules.
When testing helps
EPA: "In most cases, if visible mold growth is present, sampling is unnecessary." Testing is optional. It can help when you smell mold but can't find it, when tenant and landlord disagree about whether there's a problem, or to check results after the work. In Louisiana, a mold remediation contractor may not also do the mold assessment on the same property, or own the company that does (R.S. 37:2158). See mold inspection and testing.
Typical costs
| Item | Typical range | Source |
|---|---|---|
| Mold inspection / testing | $450–$800 (avg ≈ $500); inspection only $300–$600 | Fixr, Jan 2025 |
| Air test · surface (tape/swab) test | $500–$700 · $150–$200 | Fixr, Jan 2025 |
| Bathroom | $500–$1,500 | Fixr, Aug 2025 |
| Mold remediation, typical job | $1,500–$9,000 (avg ≈ $3,500) · $1,200–$3,750 (avg ≈ $2,300) | Fixr, Aug 2025 · This Old House, Mar 2026 |
Who pays depends on the cause and the lease. Full ranges are in the mold remediation cost guide.
Health note
EPA and CDC describe mold's main health effects as allergic and irritant reactions, such as a stuffy nose, itchy eyes, coughing or wheezing. People with asthma, allergies or weakened immune systems may be more sensitive. If anyone in the home has symptoms, see a doctor.
Questions to ask a mold company
- The company's LSLBC license number and classification. Look it up on the LSLBC website before you sign.
- A written contract signed and dated by everyone, with the license number, a description of the work, the total price and current insurance certificates (R.S. 37:2159).
- Proof of at least $100,000 in liability insurance and workers' compensation coverage (R.S. 37:2156.1).
- A written report of what was found and what was done (R.S. 37:2158).
- If you want testing, a separate company for it. In Louisiana, a mold remediation contractor may not also do the mold assessment on the same property, or own the company that does (R.S. 37:2158).
Rental and apartment mold FAQ
Who is responsible for mold in an apartment in Louisiana?
In general terms, Louisiana's Civil Code makes the landlord responsible for necessary repairs (art. 2691), and the tenant responsible for damage the tenant causes (art. 2692). Mold from a roof, plumbing or AC leak is commonly treated as a repair issue for the landlord; mold from a tenant's own neglect may not be. The facts matter. This is general information, not legal advice.
Can I withhold rent because of mold?
Don't withhold rent without advice from a lawyer or legal aid office. Louisiana's repair-and-deduct rule (art. 2694) has conditions: a demand to the landlord, a reasonable time to repair, and work that was necessary and reasonably priced. Stopping rent while you stay in the unit can put you at risk of eviction.
How do I test for mold in my apartment?
If you can see mold, EPA says sampling is usually unnecessary. Testing can help when the mold is hidden, when you and the landlord disagree, or to check the result after work. Hire an independent inspector who isn't connected to the company doing the cleanup; in Louisiana a remediation contractor may not also assess the same property (R.S. 37:2158).
Can I sue my landlord over mold?
That is a legal question that depends on your lease, the facts and what you have documented. Keep copies of written requests, photos, dates and any medical or repair records, and talk to a lawyer or a legal aid organization. This page is not legal advice.
Can a tenant clean mold without a license?
Yes. Louisiana exempts owners and tenants doing mold work on property they own or lease (R.S. 37:2157). Check your lease and tell the landlord in writing first, and keep any cleanup small, under EPA's guideline of about 10 square feet.
More detail in mold in a New Orleans rental: tenant rights.
Get quotes for rental mold in New Orleans
Landlords, managers and tenants can all use the form. Tell us where the mold is, how big, what caused the water, and whether you own or rent. Tenants: getting a quote doesn't replace a written request to your landlord. We pass requests to independent mold companies serving New Orleans and nearby parishes, and they reply with quotes.
Describe your situation any time; companies reply on their own schedules. NOLA Mold Remediation is a free quote service, not a mold company. The companies are independent and may pay to receive requests. There is no obligation, and you choose who to hire. Prefer to talk? Call (504) 370-1142
Found mold or a musty smell? Get free quotes.
Describe it once and independent mold companies serving New Orleans and the metro can reply with no-obligation quotes.