Tenant complaining about mildew by AC Vents

Dallas, Texas
General Landlording & Rental Properties
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Tenant complaining about mildew by AC Vents

Victor Texas
Investor · Member since 2025 · 1 post · 1 vote

I'm new here so please bear with me as I ask my first question in this forum. I have a tenant who has been in the property for the past 3 years. They just highlighted a problem of mildew growing by the AC vents. I recommended that they reduce the amount of moisture in their home, since I visited them and saw that they keep the home fully closed and dark, could sense the moisture in the home. Any other recommendation from the experts here. I'm not sure if I should get an HVAC professional to go check the HVAC, which is about 9 years old but has been working fine with no issues, or tell the tenant to clean this with a rag and clorox to keep it under control. 

I also checked the vents and they were professionally cleaned 2 years ago and are still clean. Would appreciate any thoughts or guidance. Thanks.

Victor

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Denise SuppleeBusiness Member
Realtor · Willow Grove, PA · Member since 2017 · 968 posts · 638 votes
11mo

Welcome @Victor Texas! You’re handling this thoughtfully. Mildew near AC vents can result from excess humidity, so your advice to reduce moisture and increase airflow was spot on. Still, it might be worth having an HVAC professional inspect for any hidden issues. A quick check-up can rule out bigger problems and show your tenant you're proactive. In the meantime, suggesting they clean the surface mildew with diluted bleach is reasonable. You're doing great, just stay responsive and document everything.

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  • Denise SuppleeBusiness Member
    Realtor · Willow Grove, PA · Member since 2017 · 968 posts · 638 votes
    11mo

    Welcome @Victor Texas! You’re handling this thoughtfully. Mildew near AC vents can result from excess humidity, so your advice to reduce moisture and increase airflow was spot on. Still, it might be worth having an HVAC professional inspect for any hidden issues. A quick check-up can rule out bigger problems and show your tenant you're proactive. In the meantime, suggesting they clean the surface mildew with diluted bleach is reasonable. You're doing great, just stay responsive and document everything.

    Spark Rental Co-Investing Club577 Reviews
    WebsiteView Page
    1Reply
  • Wesley W.
    Rental Property Investor · The Vampire State · Member since 2013 · 2k+ posts · 2k+ votes
    11mo

    I have a provision in my lease that addresses this:

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    19. MOLD: You must take steps to limit the growth of mold in your apartment. This includes operating your heating and air-conditioning system as appropriate to reduce humidity, using appropriate ventilation, limiting evaporation of water, promptly removing any visible mold, and immediately reporting to us any leaks or other water intrusion into your apartment or any visible mold that you cannot remove. Household furniture must be positioned and/or elevated to allow adequate air flow underneath and between furnishings and adjacent walls.

    ---

    When I was first starting out, my lease was 2 pages.  Each time a situation arose that was not expressly addresses in the lease, language was added.  It is now 11 pages.  My rule has always been, (a) try to avoid mistakes by learning from others', and (b), if the mistake was not avoided, change my business operations in response and make each mistake only once.

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  • Matthew Lorentz
    Property Manager · Houston, TX · Member since 2019 · 4 posts · 2 votes
    11mo

    Mold near the vents can be a sign of bigger problems with the AC unit. I had someone come to my home just yesterday to check out my moldy vents and they said so themselves. After going into the attic they noticed the real problem was coming from the coil in the AC unit but had already spread... Another thing they told me was that the coil should be cleaned every 2-3 years to prevent this sort of problem ($150 or so). I don't know how often people actually do that, but useful to know.

    I'm no expert in AC units, but I would check to ensure there's no hidden problem.

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  • David PeschioBusiness Member
    Richmond, VA · Member since 2019 · 357 posts · 180 votes
    11mo

    We had this happen as well.  Call an HVAC company and have them come out and check the unit.  They cleaned the evaporator coils and drain lines and now it seems to be doing ok.  

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