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Mold after water damage: what to do, and the Texas 25 square foot rule

A musty smell or spots on drywall after a leak usually mean mold. Here is how to keep it from starting, when you can clean it yourself, and when Texas law says the company you hire needs a mold license.

Last checked: November 3, 2026. General information, not advice for your property.

Short answerDry everything within 24 to 48 hours and mold usually will not grow. In Texas, mold remediation of 25 contiguous square feet or more must be done by a company that holds a Texas mold license, with some exceptions for owners of homes and small rentals. Smaller areas can often be cleaned by the owner. (TDLR)

Stop mold before it starts

  • Fix the leak and dry wet materials within 24 to 48 hours. If they are dried in that window, in most cases mold will not grow. (EPA)
  • Keep indoor humidity below 60 percent, ideally between 30 and 50 percent. A dehumidifier helps in Houston's humid months. (EPA)
  • Check places you cannot see: inside walls, under flooring, above ceilings and in cabinets.

Signs of mold after a leak

  • A musty, earthy smell in one room or cabinet.
  • Spots or stains on drywall, baseboards, ceilings or the backs of cabinets.
  • Paint that bubbles or peels, or drywall that feels soft.

Can you clean it yourself?

For small areas on hard surfaces, many homeowners clean mold themselves with detergent and water, wearing gloves, goggles and a mask, and then dry the area completely. Items that cannot be cleaned and dried completely should be thrown away. (EPA flood cleanup guide) Painting or caulking over mold does not stop it. (EPA flood cleanup guide)

Get help if the mold covers a large area, came from sewage or flood water, keeps coming back, or anyone in the house has asthma, allergies or a weak immune system.

The Texas mold rule in plain words

Texas licenses mold assessors and mold remediators through the Texas Department of Licensing and Regulation (TDLR).

  • 25 square feet is the line. A license is not required to remediate mold that covers less than 25 contiguous square feet. At 25 contiguous square feet or more, the work must be done by a company and workers that hold TDLR mold licenses, with exceptions. (TDLR FAQ)
  • Owners of homes and small rentals. TDLR rules require a remediator with a TDLR license for 25 square feet or more in residential properties with 10 or more units. Owners of a house or a smaller rental, and their own staff, generally do not need a license to work on their own property. (TDLR FAQ)
  • Notice to the state. For a project of 25 contiguous square feet or more, the remediation company must notify TDLR before it starts. (TDLR notifications)
  • License holders follow the rules even on small jobs. The under-25-square-foot exception is only for people without a mold license; a remediation company that holds one still follows the mold rules on a small job. (TDLR FAQ)

Before you hire a company for mold, search its name in TDLR's license records. See how to check a restoration company. TDLR also publishes a Consumer Mold Information Sheet for homeowners. (TDLR)

Does insurance pay for mold?

The Texas Department of Insurance says most homeowners policies do not cover damage from gradual leaks or seepage, including mold, and mold caused by a flood is not covered by a home policy because home policies do not cover floods. (Texas Department of Insurance) Mold that follows a sudden covered leak may be treated differently, so ask your insurance company and read your policy.

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Questions people ask

How soon does mold grow after a leak?

The EPA says that if wet materials are dried within 24 to 48 hours of a leak, in most cases mold will not grow. Mold can start after that.

Does a mold removal company in Texas need a license?

For mold remediation of 25 contiguous square feet or more, Texas requires a company and workers with TDLR mold licenses, with exceptions. Owners of a house or small rental generally do not need a license to work on their own property.

Can I remove mold myself?

Small areas on hard surfaces are often cleaned by homeowners with detergent and water, gloves, goggles and a mask, followed by complete drying. Large areas, sewage or flood mold, or mold that keeps returning call for a professional.

Does Texas homeowners insurance cover mold?

The Texas Department of Insurance says most home policies do not cover mold from gradual leaks or seepage, and mold from a flood is not covered by a home policy. Ask your insurer how your policy treats mold after a sudden leak.

Related guides

Houston Water Damage Guide is not a restoration company. We are a free referral directory run by Rank First Labs Ltd. This guide is general information. When water is near electricity, a ceiling is sagging, or the water is from sewage or a flood, keep out and call a professional.

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