Mold Inspection & Remediation in Georgia

Georgia has no mold license. The state does not license or certify mold inspectors, assessors, or remediators, and there is no Georgia statute that sets rules for how mold cleanup must be done. The Georgia Department of Public Health states that mold inspection, testing, and remediation practices have no enforceable state or federal standards, and the Georgia Environmental Protection Division does not regulate mold in homes. Anyone can advertise mold services in Georgia, so the checking falls to you.

When a contractor license applies. Remediation often includes rebuilding: new drywall, flooring, cabinets, or framing. Georgia's State Licensing Board for Residential and General Contractors, part of the Secretary of State's office, licenses contractors, and a residential or general contractor license is generally required for residential projects over $2,500. Ask whether the company that removes the mold also does the repairs, and if so, which license it holds. Your city or county may also require permits for structural or electrical work.

What to ask for instead of a state license. Without a license to check, look at training and paperwork. Many companies follow the ANSI/IICRC S520 standard for professional mold remediation, which covers containment, moisture control, removal, and post-remediation verification, and many technicians hold industry certifications. Ask for a certificate of general liability insurance, a written scope of work that lists the rooms and materials to be removed, and a description of how the work will be checked at the end.

One company or two. Georgia law does not stop one company from both testing your home and removing the mold. Many homeowners still prefer an independent inspection before remediation and an independent check after it, so the company that finds the problem is not the only one judging the size of the job. There is no state standard for a safe level of mold, so agree in writing on how clearance will be judged before work starts.

Most of Georgia has a humid subtropical climate with hot, humid summers. Under NOAA's 1991–2020 climate normals, the official Atlanta station at Hartsfield-Jackson averages about 50 inches of precipitation a year, spread fairly evenly across the calendar, with July and March the wettest months and October the driest. Annual totals range from about 45 inches in central Georgia to roughly 75 inches in the northeast mountains. Humid air slows drying, so wet drywall, carpet, and insulation can hold moisture long enough for mold to start.

Water gets indoors in different ways across the state: tropical systems along the coast and across South and East Georgia, creek flooding and flash floods in metro Atlanta, wind-driven rain through damaged roofs, and condensation from air conditioning in crawl spaces and attics. In September 2024, Helene brought 11.12 inches of rain to Atlanta in 48 hours, a record for the city, and caused heavy damage in eastern Georgia from Augusta to Valdosta. The EPA recommends drying wet materials within 24 to 48 hours and keeping indoor relative humidity below 60%, ideally between 30% and 50%.

In Georgia, the question an adjuster asks first is where the water came from. A homeowners policy typically responds when mold follows sudden, accidental water damage inside the house, such as a burst supply line or a failed water heater, and many policies cap mold at a separate, lower limit. Mold from a slow leak, years of humidity in a crawl space, or seepage through a basement wall is usually treated as gradual and excluded.

Flood water is a different policy entirely. When Helene pushed creeks out of their banks in metro Atlanta in September 2024 and storms flooded low ground along the coast, homeowners without flood insurance found that their homeowners policy did not cover the water or the mold that followed. Coastal policies may also carry a separate hurricane or named-storm deductible. Read the mold or fungi section and the declarations page now, photograph damage before cleanup, and report it promptly. The Consumer Services Division of the Georgia Office of Commissioner of Insurance and Safety Fire takes questions and complaints at 800-656-2298. See our guide on whether homeowners insurance covers mold.

Our phone line is for homeowners. If you rent in Georgia, your landlord is generally responsible for repairs, and state law gives you some protection.

Under O.C.G.A. § 44-7-13, a landlord must keep the premises in repair. Since July 1, 2024, under the Safe at Home Act, every residential lease in Georgia is deemed to include a provision that the home is fit for human habitation. The law does not mention mold by name, so a dispute usually turns on the underlying condition, such as a roof or plumbing leak, and on whether the landlord was told about it. Give written notice, keep a copy, and take dated photos of the water damage and the growth.

Georgia statutes do not give tenants a general right to withhold rent or to make repairs and deduct the cost, and stopping rent payments can lead to an eviction filing. Georgia law does bar a landlord from retaliating against a tenant who, in good faith, gives written notice asking for repairs or complains to the local government office that enforces building or housing codes. If repairs are not made, contact your city or county code enforcement office or a legal aid organization.

Before you sign a lease, Georgia law requires the landlord to tell you in writing if the living space or attached areas have been damaged by flooding three or more times in the past five years. For your own belongings, see our guide to renters insurance and mold.