Pennsylvania Mold Laws for Landlords and Tenants

Is There a Pennsylvania Mold Law?

No. Pennsylvania does not have a statute that defines safe mold levels, requires mold testing, or requires landlords to disclose past mold to new tenants. There is also no state license for mold remediation companies.

This is routine work for our local team.

There is also no federal standard for acceptable mold levels in homes. The EPA's mold guidance focuses on controlling moisture and cleaning up growth, not on a numeric limit. That means rental mold questions are usually answered by three things: the implied warranty of habitability, the lease, and any local housing or property maintenance code.

The Implied Warranty of Habitability

Pennsylvania courts recognize an implied warranty of habitability in residential leases. In simple terms, a landlord promises that a rental is safe, sanitary and fit to live in, even if the lease does not say so. This promise generally cannot be waived by lease language.

Mold is not automatically a habitability violation. A little mildew on a bathroom caulk line is usually a cleaning issue. But widespread growth, growth caused by a roof leak or plumbing failure the landlord knows about, or moisture problems that make rooms unusable can raise a habitability question. The details matter, and courts look at the facts of each case.

Local Codes in Gettysburg

Many Pennsylvania municipalities adopt a property maintenance code that requires rental buildings to be weather-tight and free of leaks, with working plumbing and ventilation. Gettysburg Borough has its own rules for rental properties. Tenants and landlords can check current requirements with the Borough of Gettysburg. Code enforcement often focuses on the moisture source, such as a leaking roof or a broken bathroom fan, rather than the mold itself.

What Landlords Are Generally Responsible For

Most mold in a rental comes from building problems, not tenant behavior. Landlords are generally expected to:

• Repair roof, window, siding and foundation leaks.
• Fix plumbing leaks inside walls, under sinks and around tubs.
• Provide working bathroom exhaust fans, and make sure they vent outside instead of into the attic.
• Keep gutters, downspouts and grading directing water away from the foundation.
• Respond to tenant reports within a reasonable time and remove mold that results from building defects.
• Dry and clean up promptly after floods, burst pipes or sewer backups.

Older Gettysburg rentals often have stone foundations, unfinished basements and bathroom fans that were never ducted outside. These are common sources of recurring mold, and patching the stain without fixing the cause usually means the tenant calls again next season.

What Tenants Are Generally Responsible For

Tenants also have duties, usually spelled out in the lease. In general, tenants are expected to:

• Report leaks, water stains and mold to the landlord promptly, in writing.
• Run bathroom and kitchen fans, and avoid blocking vents or heat registers.
• Wipe up spills and shower water, and clean small surface mildew in bathrooms.
• Avoid causing excess moisture, such as drying laundry indoors without ventilation.
• Allow reasonable access for inspection and repairs.

If mold results from tenant neglect, such as a tub overflow that was never reported, the landlord may seek repair costs under the lease. This is another reason that written, dated reports protect both sides.

What Tenants Can Do About Mold

If you rent and find mold, these steps help you get it fixed and keep a clear record:

1. Take photos. Date-stamped pictures of the mold, water stains and any leak source.
2. Notify the landlord in writing. Email or letter, describing what you see and where. Keep a copy.
3. Give reasonable time. Small repairs may take days; bigger jobs may take longer, especially if a contractor is involved.
4. Follow up in writing. If nothing happens, send a second notice with a clear request.
5. Contact local code enforcement if a serious leak or unsafe condition is not addressed.
6. Get legal advice before withholding rent. Pennsylvania courts have allowed some tenant remedies for habitability breaches, but the rules are strict and a mistake can lead to eviction. Talk to an attorney or a legal aid office first.

The Pennsylvania Attorney General publishes consumer and tenant resources that explain general landlord and tenant rights.

If you have health symptoms you think are tied to mold, see a doctor. The CDC notes that mold can cause stuffy nose, wheezing, and eye or skin irritation in sensitive people, and people with asthma or weakened immune systems may react more strongly.

What Landlords Should Do When a Tenant Reports Mold

A fast, documented response protects your tenant, your building and your position if a dispute ever comes up.

1. Acknowledge the report in writing and set an inspection time.
2. Find the moisture source. Mold is a symptom; the leak or humidity problem is the cause.
3. For growth over about 10 square feet, the EPA recommends following its larger-remediation guidance, which usually means hiring a professional.
4. Fix the source, remove the mold with containment, and dry the materials.
5. Keep records: photos, invoices, the contractor's scope and any clearance test results.
6. Tell the tenant what was done and how to report any new signs.

Student housing near campus brings its own challenges, like turnover every May and houses left closed over winter break. Our guide to mold in student rentals covers those issues for students, parents and owners.

Common Questions About Lease Clauses

Some leases include a mold addendum that explains how to report moisture and what the tenant should do to limit humidity. These addenda can help set expectations. However, a lease clause generally cannot remove the landlord's basic duty to provide a habitable home. Whether a specific clause is enforceable is a legal question, so ask an attorney.

When to Call a Professional

Call a professional when mold covers more than about 10 square feet, comes back after cleaning, follows a leak inside a wall or ceiling, or shows up in more than one unit. A documented remediation with independent clearance testing gives landlords and tenants the same clear record of what was found and fixed. Learn how our commercial and rental mold remediation works in Gettysburg, or call (717) 420-8919 any time.