Why bathrooms fail the most property inspections (and how to prevent it)
When it comes to rental property inspections, one room consistently tops the list for issues—and no, it’s not the kitchen.
These insights come from a professional property inspector with hundreds of inspections under his belt, and over time, a clear pattern has emerged: bathrooms cause the most trouble.
I’ve seen just about everything during inspections—worn carpets, dodgy garage wiring, chipped paint. But time and again, it’s the bathroom that causes the most fails.
Here’s why bathrooms are the number one culprit when it comes to inspection issues—and what you can do to avoid the most common pitfalls.
Why bathrooms are a problem area
Bathrooms are small, enclosed spaces full of water sources—showers, baths, sinks, toilets—and often lack proper ventilation. Many older homes weren’t designed with modern moisture control in mind, and without extractor fans or regular airflow, these spaces quickly become humid and damp. That’s the perfect recipe for mould, mildew, and hidden water damage.
Even newer properties can fall victim to moisture build-up if ventilation is overlooked or basic maintenance is skipped.
Real-life bathroom fail examples
Let me share a few memorable inspections:
The Mushroom Shower: In one property, years of steam and deteriorated grout had allowed so much mould to grow that mushrooms had started popping up near the shower entrance. There was no fan, no ventilation—just trapped moisture creating a perfect environment for fungal growth.
The Leaky Toilet Disaster: Another bathroom had a recently replaced toilet that wasn’t sealed properly. A slow, unnoticed leak at the base eventually rotted the bathroom floor and caused water damage to the ceiling of the living room below.
Hidden Sink Mould: One of the trickiest issues involved a barely noticeable drip under the bathroom sink. Over time, that slow leak led to widespread mould growth in a cabinet—something a tenant might not spot until it’s too late.
In every case, the common theme was water—and the damage it causes when left unchecked.
Why other rooms don’t fail as often
Kitchens can have water issues too, but they usually have better airflow, tile or hard flooring, and more frequent use, which helps prevent long-term moisture build-up. Bedrooms and living rooms typically only show minor wear and tear—scratched walls or stained carpet, which rarely warrant a fail. Even garages and laundries, while not immune to problems, tend to be built with water resistance in mind.
Bathrooms, on the other hand, combine high humidity, limited visibility, and regular water use. That’s why they’re the room most likely to trip up a property inspection.
How to prevent bathroom inspection fails
The good news is that most bathroom-related issues are preventable with a little routine maintenance and oversight. Here’s what landlords and property managers should keep in mind:
Check ventilation systems during inspections. Ensure extractor fans are present, functioning properly, and used regularly. If there's no fan, consider installing one—especially in older properties or rooms without windows.
Encourage good ventilation habits. While tenants are responsible for daily use, it’s worth reminding them to leave the extractor fan running post-shower or open a window when possible. Including this in welcome packs or tenancy agreements can be helpful.
Inspect seals and waterproofing. During routine inspections, look for cracked, deteriorating, or mouldy seals around showers, baths, sinks, and toilets. Re-sealing early is far cheaper than repairing water-damaged floors or walls later.
Look under the sink. These spots are often overlooked by tenants and can hide slow leaks or mould. Build this into your inspection checklist and check for dampness, musty smells, or swelling in cabinetry.
Address mould quickly and professionally. If mould is spotted—even in small patches—it’s a signal that moisture isn’t being managed well. Treat the issue and investigate the cause rather than assuming it's just surface-level.
Choose the right materials during renovations. If you’re upgrading a property, opt for moisture-resistant paint, tile flooring, and cabinetry designed to withstand humidity. It’s also a good time to improve ventilation and update older plumbing fittings.
Document problem areas and repairs. Keeping clear inspection records, photos, and repair logs helps track recurring issues and supports any disputes if they arise later.
Bathrooms might be the room that fails inspections the most, but they don’t have to be. With regular checks and simple maintenance, you can avoid the most common pitfalls that lead to costly damage and failed reports.
So next time you’re walking through a property, start with the bathroom. It might just save you from a major headache later.
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The information contained in this article is exclusively for promotional purposes. It does not in any way constitute legal advice and should not be relied upon as the basis for any legal action or contractual dealings. The information is not and does not attempt to be, a comprehensive account of the relevant law. If you require legal advice, you should seek independent legal counsel. myInspections does not accept any liability that may arise from the use of this information.
