Document first. Clean second.
The single most common evidence mistake we see: a tenant cleans the affected area before they photograph it, then reports it to the agent. From that point on, the agent can credibly say 'we saw nothing on inspection' and the dispute is uphill from day one.
Cleaning isn't wrong — letting visible mould sit for weeks is also a problem. But the order matters. Photograph in the exact state you found it, then clean.
What to do in the first ten minutes
Ten minutes is all it takes to lock in evidence that will be useful for years if needed:
- →Open the affected area fully (drawers, doors, wardrobe contents pulled out)
- →Take a wide-angle photo showing the whole affected room or area in context
- →Take a close-up photo with something for scale — a $1 coin or a phone ruler
- →Photograph any damaged items together with the source of contamination
- →Take a 20-second video panning slowly across the area while you speak the date, time and what you're seeing
- →Open the camera app's metadata view to confirm the date/time stamps are correct on your photos
Then — and only then — clean
Once you've documented, you can clean to reduce ongoing exposure and to prevent the spread of surface growth. Use mild detergent and a clean cloth, ventilate the area, and dispose of any cleaning materials sensibly.
Keep the cleaning materials' receipts. If you eventually claim costs or rent reduction, the receipts are part of your evidence.
What if it's already cleaned and you've got no photos
Not a disaster. Start documenting from now. Note when the mould returns (it usually does, if the cause isn't addressed). Each return cycle becomes its own evidence event. And dig through your camera roll — most phones automatically save photos for years, often capturing exactly the corner of the room you'd never have thought to photograph deliberately.
When to share the photos
Send them with your first written repair request, attached to the email. Do not just describe the mould in text. The combination of 'I am reporting in writing on this date' and 'here is what it looks like' is what creates a real record.