Texas mold rules after a leak: what homeowners should know

Texas regulates mold assessment and remediation through the Texas Department of Licensing and Regulation. TDLR says that in most instances, areas of visible mold under 25 contiguous square feet can be cleaned up by people who are not licensed, and no notification is needed for those smaller projects ^[1]. A notification is required when mold contamination affects 25 contiguous square feet or more and remediation will be conducted, and notice generally has to be given at least five days before work begins ^[2]. Rules contain details and exemptions, so read the TDLR material for your situation, because this is only a summary.

Contiguous means touching, so this is about connected growth rather than total growth across the house. Measurement can still catch people out. TDLR gives the example that one standard 2 by 4 foot ceiling tile is 8 square feet, and it takes only four to reach the notification threshold ^[2]. It also says that when a biocide or antimicrobial is applied, the whole area is included in the total ^[2]. And a contractor treating a whole wall when only a small patch is affected may be working on a larger regulated area than you imagine.

Texas licensing distinguishes between assessing mold, meaning evaluating it and writing a protocol, and remediating it, meaning carrying out the removal. For regulated projects, you would generally expect an assessor to write up what needs doing, and a remediator to follow that work plan. Be careful about a single firm wanting to do both on the same project, and ask TDLR if you are unsure about that. You can look up licences on TDLR's site. For larger jobs, the Texas Department of Insurance tells consumers to confirm a state licence and to expect an inspection and a certificate showing the mold was removed ^[4]. Keep that document with your house records; it may matter when you claim or sell.

The EPA is blunt about the fundamental point: fix the water problem first, or mold will return ^[5]. Cleaning growth while a line still leaks wastes the effort. This is especially relevant to Prosper-style slab houses, in which growth often appears on the backs of baseboards or at the bottom of drywall after a slow leak. Dry the area, then deal with the growth. Keep humidity in check, below 60 percent and ideally between 30 and 50 percent ^[5].

For small spots that clearly fall below the licensing threshold, the EPA's advice covers scrubbing hard surfaces with detergent and water and drying them thoroughly ^[3]. It also points out that absorbent materials such as ceiling tiles may need to be thrown away. Wear an N95 respirator, gloves and goggles, and do not mix cleaning products, especially bleach and ammonia ^[3]. The EPA uses roughly 10 square feet as the size beyond which it refers you to its larger-job guidance ^[3], which is a more cautious marker for a homeowner than the Texas licensing line. If anyone in the house has asthma, allergies or a weakened immune system, it is reasonable to talk to a doctor and hire it out.

TDI says that mold growing on an item damaged by a covered event can be covered, but that most policies do not cover mold from gradual leaks, or mold from floods, and that coverage for removal itself is limited ^[4]. Read the Texas claims guide for how to document this. Timing helps: a leak reported quickly and dried promptly leaves less room for dispute about mold.