Mold in Apartments and Rentals in Ann Arbor, MI
Mold in the corner of a bedroom, a musty closet, or a ceiling stain under the unit upstairs? About 54.5% of occupied homes in Ann Arbor and 66.8% in the city of Ypsilanti are rented (American Community Survey 2020–2024). Here is what Michigan law generally says, how to report it in writing, and who to call locally. Landlords and property managers can use the same form to get free quotes from independent local mold companies.
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Common causes of mold in rentals
- A roof, window or plumbing leak that wasn't fixed, or a leak from the unit above.
- A bathroom with no working exhaust fan, or one that vents into the attic.
- Cold exterior corners and closets in winter, where indoor moisture condenses.
- A damp basement unit or a basement that backed up after heavy rain.
The city of Ypsilanti's median home was built in 1956 and about 32% before 1940 (American Community Survey 2020–2024).
What Michigan law generally says (not legal advice)
Michigan's landlord-duty law, MCL 554.139, says that in every residential lease the landlord promises:
- That the unit and common areas are "fit for the use intended by the parties."
- To keep the premises "in reasonable repair" during the lease, and to comply with applicable state and local health and safety laws.
The law says it should be "liberally construed." The repair duty doesn't apply where the problem came from the tenant's willful or irresponsible conduct. Landlord and tenant can change these duties only in a lease with a current term of at least one year.
Mold isn't named in the law. In plain terms, the leak or broken fan behind the mold is usually the landlord's to fix, while day-to-day ventilation and reporting problems quickly fall to the tenant. This page is general information, not legal advice. Don't withhold rent without talking to a lawyer first.
What to do if you rent
Document it
Take dated photos of the mold, any leak or stain, and the surrounding room. Note any smell and when it started.
Tell your landlord in writing
Email so there is a record. Describe the mold, where it is, and any leak behind it.
Contact local help if it isn't fixed
Use the city office or legal help listed below. Keep copies of everything.
Students: U-M Student Legal Services helps students with housing matters, and U-M's Beyond the Diag program in the Dean of Students Office covers off-campus housing. EMU students in Ypsilanti can use the city's rental complaint process below. For a checklist, see student housing mold in Ann Arbor.
Local rental programs
City of Ann Arbor
Rental Housing Services inspects rental units in the city every 30 months under the Housing Code (Chapter 105). A unit needs a valid Certificate of Compliance to be leased or advertised. To file a complaint:
- Contact your landlord first. The city says it can't accept a complaint until you have.
- If it isn't fixed in a reasonable time, contact Rental Housing Services at 734-794-6264 or RentalHousing@A2Gov.org for a complaint form. Include the address, the problem and when you told the landlord.
- The city notifies the landlord, who must submit a plan to fix it, typically within 72 hours for non-emergency issues.
Ann Arbor's inspectors don't test for mold. If staff can see mold, the owner must treat the visible surfaces. Other environmental health concerns go to the Washtenaw County Health Department.
City of Ypsilanti
Rentals in the city need a certificate of compliance from the building department, and units are inspected every two years. The city lists a Property Maintenance Complaint Form for problems. City Hall is at One South Huron Street, 734-483-1100. Ypsilanti Township is a separate government with its own rental rules, so check with the township if you live outside city limits.
Free legal help
Legal Services of South Central Michigan (734-665-6181) offers free legal advice to low-income residents. U-M students can contact Student Legal Services. For more, read Michigan tenant rights and mold.
For landlords and property managers
Find and fix the water first, then remove the growth. Michigan doesn't license mold remediation companies, and the state health department doesn't certify mold remediators or testers. Repair and rebuild work of $600 or more, such as replacing drywall or insulation, generally needs a Residential Builder or Maintenance & Alteration license from LARA (MCL 339.2401–2404) when you hire it out. Michigan exempts rental owners doing maintenance and alteration on their own rentals. Ask any contractor for the license number and verify it with LARA.
Ask each company for a written scope, proof of insurance, a containment plan and a clearance plan. If you want testing, consider a tester independent of the remediator. If you sign at the property, you generally have 3 business days to cancel (MCL 445.111–.113).
What rental mold work costs
| Item | Typical range | Source |
|---|---|---|
| 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 |
| Per square foot | $10–$30 · $10–$25 | Fixr · This Old House |
| Bathroom | $500–$1,500 | Fixr |
| Basement | $1,500–$4,000 · $500–$3,000 | Fixr · This Old House |
| Mold inspection / testing | $450–$800 (avg ≈ $500); inspection only $300–$600 | Fixr, Jan 2025 |
See the Ann Arbor mold remediation cost guide for a calculator.
Health note and small spots
EPA says molds produce allergens and irritants and can cause allergic reactions, such as sneezing, a runny nose, red eyes or a rash, and asthma attacks in people with asthma who are allergic to mold. If anyone has symptoms, see a doctor.
For areas under about 10 square feet, EPA says homeowners can often clean it themselves, and tenants can usually wipe small spots on hard surfaces with detergent and water. Larger areas, mold on drywall that keeps coming back, or mold from a leak are repair issues to raise with the landlord. See black mold removal and mold after water damage.
Rental mold FAQ
Is my landlord responsible for mold in Michigan?
Michigan law (MCL 554.139) requires landlords to keep rentals fit for the use intended and in reasonable repair, and to follow state and local health and safety laws. Mold isn't named in the law, but the leaks behind it are usually repair items. This is general information, not legal advice.
Does Ann Arbor's rental inspection test for mold?
No. Ann Arbor Rental Housing Services says it can't test for mold or recommend anyone to test. If staff can see mold, the owner or agent must treat the visible surfaces. Tenants must contact the landlord first before the city will take a complaint. Rental Housing Services can be reached at 734-794-6264.
Can I stop paying rent because of mold?
Don't withhold rent without legal advice. Michigan courts can reduce rent owed in some cases where a landlord breaks repair duties, but the rules are technical and getting it wrong can lead to an eviction case. U-M students can contact Student Legal Services. Others can contact Legal Services of South Central Michigan (734-665-6181), which offers free legal advice to low-income residents.
I'm a landlord. Do I need a licensed contractor for mold work?
Michigan doesn't license mold companies. Rebuild work of $600 or more, such as drywall or insulation, generally needs a LARA Residential Builder or Maintenance and Alteration license when you hire it out. Michigan exempts rental owners doing maintenance and alteration on their own rentals. Ask any contractor for the license number and verify it with LARA.
Should a renter get mold testing?
Usually not if the mold is visible. EPA says testing usually isn't needed when you can see mold, and Michigan's health department doesn't recommend routine testing. Photos, dates and written notice usually matter more. Testing can help in a dispute or when you smell mold but can't find it. If you test, consider a tester independent of any remediator.
Get rental mold quotes in Ann Arbor
Landlords and property managers: say the address area, the unit type, where the mold is, and any leak or backup. Tenants can send a request too, but repairs in a rental are usually the landlord's call. Your request goes to independent companies serving Ann Arbor, Ypsilanti and nearby townships.
Describe your situation any time; companies reply on their own schedules. Ann Arbor Mold Experts 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, if anyone, to hire. Prefer to talk? Call (734) 888-2281
Found mold or a musty basement? Get free quotes.
Describe it once and independent mold companies serving Ann Arbor and Washtenaw County can reply with no-obligation quotes.