Reviewed and updated January 2026 by Nick Roth, Mould Remediation Specialist, AllAces Cleaning & Restoration
Restoration for property managers comes down to one number for every damage job on a rental: mould, water, fire and smoke, meth residue and hoarding. One contractor means one inspection standard, one report format, and fewer calls when a tenant rings at 9pm.
The jobs aren’t the same, but the questions are. What caused it, who pays, how fast does it need fixing, and what will the owner and insurer need to see?
This guide covers each job type, what the rental rules say about mould in each state, and how to brief a restoration contractor so you get a report that settles disputes.
Key takeaways
- Cause decides who pays. Building faults sit with the owner; tenant-caused damage often doesn't.
- Mould rules differ by state. Queensland and Victoria name mould in their minimum standards; NSW doesn't.
- Speed limits the damage. Water left 24 to 48 hours often turns into a mould job.
- Reports protect you. Photos, readings and a named cause hold up with owners, tribunals and insurers.
- Some jobs need testing. Meth residue and mould disputes are settled by data, not opinions.
- One contractor, one standard. Fewer handovers, fewer gaps.
Restoration for property managers: the jobs we handle
Each links to its own service: mould removal and remediation, water damage restoration, fire damage restoration, meth decontamination and squalor cleaning. For sewage backups in a rental, see category 3 sewage water.
Mould in rentals: what each state says
Short answer: in every state the cause decides who pays, but Queensland and Victoria spell mould out in their standards.
- Queensland: rentals must be free from vermin, damp and mould, unless the tenant caused it (RTA minimum housing standards). More in black mould in a Queensland rental.
- Victoria: rooms must be free from mould and damp caused by the building structure (Consumer Affairs Victoria). More in mould in a Victorian rental.
- New South Wales: no mould-specific standard; premises must be fit to live in, structurally sound and adequately ventilated (NSW Fair Trading). More in mould in a NSW rental.
Where the cause is disputed, an independent mould inspection report with moisture readings is usually what settles it.
How to brief a restoration contractor
- Send photos and the tenant’s report with dates, so the first visit is the right crew.
- Confirm access and keys, and whether the tenant will be home.
- Ask for the cause in writing, not just a quote. It’s what you’ll need when the owner asks who pays.
- Agree on the report format before work starts, especially if an insurer or tribunal may be involved.
- Ask about staging if the tenant is staying in the property during the work.
- Get clearance results for mould and meth jobs before re-letting.
Between tenancies: what to check
Mould prevention
- Check exhaust fans in every wet room at each routine inspection.
- Clear gutters and downpipes before the wet season.
- Look behind furniture and in wardrobes on outside walls.
- Fix slow leaks fast. Shower recesses and flexi hoses are the usual suspects.
- Leave tenants written ventilation tips at the start of winter.
Worth testing before re-letting
- Any sign of drug use, unexplained staining or a tenant history that raises questions.
- Musty smells or past leaks, even if nothing is visible.
- Yellowed ceilings from a smoking tenant, which need cleaning and sealing before paint.
For small patches tenants can deal with themselves, our guide to removing mould is a useful link to send. On testing, our guide to house drug testing explains when a DIY kit is enough and when you need a lab. For smoking tenants, see nicotine stain removal.
Why property managers call AllAces
35+ years on the tools
Restoration work since 1988.
IICRC Certified Firm
Mould remediation to the AS-IICRC S520 standard.
Reports that name the cause
Readings and photos that hold up with owners, tribunals and insurers.
One number, every job
Mould, water, fire, meth and hoarding on 1800 00 10 10.
Insurance-ready paperwork
Scopes and results in a format insurers accept.
Frequently asked questions
Who pays for mould in a rental property?
It depends on the cause. Mould from a building fault, like a leak or missing ventilation, usually sits with the owner. Mould caused by how the tenant uses the property can fall to the tenant.
How quickly should water damage in a rental be dealt with?
As soon as possible. Wet materials can start growing mould within 24 to 48 hours, so extraction and drying should start straight away.
Do I need a report for a mould dispute?
It helps. A report with moisture readings and a named cause is the strongest evidence for owners, tenants, tribunals and insurers.
Can one contractor handle mould, meth and fire jobs?
Yes. AllAces handles mould, water, fire and smoke, meth decontamination and hoarding clean-ups, so one contractor and one report standard covers the lot.
Can the tenant stay in the property during the work?
Often, for smaller jobs, if the work area can be closed off. Larger mould, fire or meth jobs usually need the affected rooms, or the whole property, empty until clearance. Ask for this in the scope before work starts.
Who deals with the insurer, the owner or the property manager?
The claim belongs to whoever holds the policy, usually the owner. Property managers often coordinate access and paperwork, so agree with the owner early on who talks to the insurer.
The bottom line
For property managers the job is always the same: find the cause, fix it fast, and keep the paperwork. One restoration contractor makes that simpler.
Call 1800 00 10 10 or book mould inspection and testing if the cause is in dispute.
This guide is general information, not legal advice. Check the current rules with your state’s tenancy authority.
About the author
Nick Roth, Mould Remediation Specialist, AllAces Cleaning & Restoration
Nick has been with AllAces for more than six years and is our most experienced mould remediation specialist. He completed Decon Systems’ Mould Remediation for Technicians course in August 2021. Technicians in every state we work in call on him for the hardest mould testing and remediation jobs, including work with specialised equipment such as hydroxyl generators.
