Mold in Rental Properties & Short-Term Rentals: Austin Landlord Guide

Rental and short-term rental properties face the same Central Texas conditions as any home, humid summers and attic air handlers, plus a few extras:

• Filters that don’t get changed on schedule between tenants
• Thermostats turned off or set very high when units sit empty between guests
• Condensate drains that aren’t flushed as part of routine maintenance
• Tenants who don’t report small leaks or smells right away
• Heavy occupancy that adds moisture from cooking, showers and laundry

1. Respond promptly and in writing, and document what was reported, with photos if possible
2. Have the HVAC system checked: filter, drain, coil, air handler and ducts
3. Look for the moisture source: leaks, drain problems or high humidity
4. If mold is suspected, have an independent, licensed mold assessor evaluate the unit and write a protocol
5. Have a licensed mold remediation contractor handle the remediation, bring in an HVAC contractor that understands mold for the system, and keep records of everything that was done

Texas landlords have repair duties under state law, and leases and local rules add more. For questions about your obligations, notice requirements or tenant rights, talk with a real estate attorney or your property manager. We can explain the work; we can’t give legal advice.

For short-term rentals, a musty smell or visible spots on vents can show up in reviews quickly. Build HVAC checks into your turnover routine: look at registers, sniff for musty odors when the AC starts, and check that the drain line is flowing. Between bookings, keep the AC running at a moderate setting instead of turning it off; empty homes in Austin can reach high humidity fast.

• Change filters on a set schedule, and consider longer-life filters for rentals
• Schedule annual HVAC maintenance that includes flushing the condensate drain
• Install a float switch on attic air handlers so a clogged drain shuts the system off instead of flooding the ceiling
• Keep vacant units at a moderate temperature with humidity below 60%
• Consider a whole-home dehumidifier in units that stay humid
• Ask tenants to report leaks, drips and musty smells right away

Related pages:

• HVAC restoration, the HVAC side of mold remediation: AC units, coils and ducts
• Signs of mold in your HVAC system: what tenants and guests usually notice first
• Mold Prevention for Rental Properties and Short-Term Rentals in Central Texas

Want to understand your options before you call? Our homeowner guides on mold in rental properties are written by our team for Central Texas homes.

• Best Practices for Mold Prevention in Your HVAC System
• How Long Do Dry Fog Treatment Results Last?

Browse all homeowner guides in the Gold Eagle Resource Center