Mould in your rental: what you can do in the ACT

Who is responsible for mould in an ACT rental?

There’s no separate mould law in the ACT. The question is the same as for any repair: what caused it?

• Your lessor must make sure the home is fit for habitation, reasonably clean and in a reasonable state of repair when you move in, and must keep it in a reasonable state of repair during the tenancy (standard terms 54 and 55). Mould caused by the building, such as a leaking roof, a burst or leaking pipe, rising damp, poor drainage or a broken exhaust fan, is a repair your lessor has to make.
• You must take reasonable care of the home, keep it reasonably clean and tell your lessor about anything that needs repair (standard terms 55 and 63). Your lessor doesn’t have to repair damage caused by your negligence (standard term 56).

Day-to-day condensation in a cold Canberra winter is often a mix of both: the building’s insulation and ventilation, and how the home is used. That’s why evidence of the cause matters.

How to get mould fixed

1. Take photos and note dates. Photograph the mould, any leak or water staining, and anything that looks like the cause.
2. Tell your lessor or agent in writing. Email is fine. Say where the mould is, when you noticed it, what you think is causing it and that you’re asking for it to be repaired. Keep a copy.
3. Check whether it’s urgent. Mould itself isn’t on the urgent repairs list, but its cause may be: “a burst water service”, “a serious roof leak”, “flooding or serious flood damage” or “a fault or damage likely to cause injury to person or property” are all urgent repairs (standard term 60). Urgent repairs must be done “as soon as necessary, having regard to the nature of the problem”.
4. Otherwise, the 4-week rule applies. Your lessor must make non-urgent repairs within 4 weeks of being told, unless you agree otherwise (standard term 57).
5. Let them in. For non-urgent repairs your lessor can enter on 1 week’s notice, at a reasonable time, not on Sundays or public holidays, and not before 8am or after 6pm unless you agree.

More detail on timeframes and what you can arrange yourself is in getting repairs done.

If your lessor won’t fix it

You have two main options. Neither involves holding back rent.

• Notice to remedy. You can give your lessor a written notice that they have 2 weeks to fix the breach (standard terms 90 and 91). If they don’t, you can give 2 weeks’ notice that you’re moving out, without a break lease fee. Your lessor can challenge this at ACAT, so get advice before you rely on it.
• Apply to ACAT. The tribunal can order your lessor to do the repair, pay you compensation for loss caused by the breach, or reduce your rent. A rent reduction is compulsory if ACAT finds your use of the home “has diminished significantly” because the lessor didn’t keep it in repair. It can be backdated to when the problem started and can last up to 12 months (section 71). See how ACAT tenancy applications work.

Your lessor can’t end your tenancy because you asked for a repair or applied to ACAT. If they give you a termination notice because of that, ACAT must disallow it if you apply before the notice period ends (section 64AD).

Mould at the start of a tenancy

Check the condition report carefully. Your lessor must give you 2 copies no later than the day after you move in, and you have 2 weeks to return one signed, with your own comments where you disagree (section 29). Note any mould, water stains, damp smells or peeling paint. If you sign without comments, you’re taken to agree with the whole report.

Mould that was there when you moved in, or that comes from the building, is good evidence the home wasn’t fit for habitation or in a reasonable state of repair.

Cleaning small patches safely

ACT Health suggests cleaning small areas with a mild detergent or a vinegar solution, wearing gloves and eye protection, and keeping the room ventilated. For large areas or mould that keeps coming back, it recommends a mould professional, and it says anyone with ongoing symptoms should see a doctor. Cleaning doesn’t fix the cause: if mould keeps returning, report it again in writing.

Will the ACT bring in a mould standard?

Possibly, but not yet. In 2024 the ACT Government consulted on new minimum standards, including that rentals be “free from mould and damp caused by, or related to, the building structure” and have adequate ventilation. Its June 2025 report said it “will further review the feedback”. As at October 2026 there is no mould or ventilation standard in force. The only minimum housing standard is ceiling insulation.

Be careful with articles and websites that say rentals “must be free of mould”: that’s the law in other states, not the ACT.