Pest control for renters: Your rights and options

Key takeaways

• Landlords are responsible for pest control in most states under the implied warranty of habitability, but that responsibility can shift to the tenant when the infestation results from poor housekeeping, clutter or bringing in infested furniture.
• A strong lease spells out who pays for pest treatment, how to report an infestation and how quickly the landlord must respond. Blanket clauses that push all pest responsibility onto the tenant may be unenforceable under state law.
• Renters whose landlords refuse to act can file a code enforcement complaint, use the repair-and-deduct remedy where allowed or pursue lease termination through constructive eviction, though each option carries increasing legal risk and should involve an attorney.

Dealing with pests in a rental can be stressful, especially when you are not sure who is responsible for handling the problem.

Whether you are seeing rodents in the kitchen or worried about bed bugs, knowing your rights as a renter is the first step toward getting the issue resolved. This guide to pest control for renters covers lease language, pest prevention, reporting procedures and legal options.

Related content:

• How to rent a home in 10 steps

Responsibility for pest control will depend on each case and the lease agreement.

Nearly every state recognizes the implied warranty of habitability, which is the legal principle that requires landlords to provide safe, habitable rentals, even if it is not stated explicitly in the lease. However, the strength of these protections varies widely, and a few states offer only limited habitability requirements. A significant pest infestation that threatens health or safety is almost universally considered a violation of this warranty. The landlord's duty covers two situations in particular: pre-existing infestations that were present when the tenant moved in, and building-wide or structural infestations like termites in the framing or rodents nesting in shared walls.

"Landlords are generally responsible for addressing infestations, particularly when the infestation arises due to structural issues like cracks in the walls or spreads from nearby units," said Jeffrey Nadrich, founder and managing attorney at Nadrich Accident Injury Lawyers, which handles premises liability claims in Los Angeles, California. "While tenants are expected to keep their space reasonably clean, if a landlord knows about an infestation and does not take steps to fix it, they may become legally liable."

The implied warranty of habitability applies only when the infestation is caused by the landlord's action or inaction. This means that a landlord might not be responsible for addressing an infestation when it results from the tenant's poor housekeeping or introduction of the pest to the residence. Common tenant-caused scenarios include leaving food out, failing to take out trash, excessive clutter and bringing in infested secondhand furniture.

In a multi-unit building, pests often travel between units through shared walls, plumbing chases and utility lines. This makes building-wide infestations the landlord's responsibility in nearly every case.

The specifics often come down to local law.

"In New York City, if it's a building that has three or more units, the landlord is responsible for all pest problems," said Diana Ludwiczak, a New York City-certified pest inspector and owner of Doctor Sniffs Bed Bug Dogs. "Whereas in another city within the same state, they may have different laws regarding this."

Kortney Paul, founder and CEO of Ideal Partners, a Fort Worth, Texas-based pest control and residential services company, agreed that the rules are not one-size-fits-all.

"This really depends on your particular landlord/tenant relationship and contract," Paul said. "This can also be impacted by local or regional laws and regulations guiding tenant/landlord relationships. I recommend reviewing your lease agreement and any other paperwork relating to tenant responsibilities when it comes to service calls and maintenance."

In a single-family rental, some states allow the lease to assign routine pest control to the tenant, since the tenant is the sole occupant and controls the entire property. Even in those states, a lease generally cannot make the tenant responsible for a serious, structural or pre-existing infestation.

Related content:

• Renting a home vs. an apartment

Pests commonly found in rental properties include cockroaches, bed bugs, rodents, ants and termites. Each one triggers different responsibility rules, and knowing which pests fall under the landlord's duty helps you respond correctly.

Cockroaches generally fall under habitability standards. They carry allergens and pathogens that can cause health issues. However, because roaches are attracted to food waste, a tenant whose habits caused the problem may end up responsible.

"One common reason [renters experience roach infestations] is moving into an apartment without doing a full inspection first," Ludwiczak said. "Knowing what the signs of roaches are and what their droppings look like is an important first step in preventing them in a new apartment."

Brandon Runyon, a board-certified entomologist with 20 years of pest control experience at Swat Pest Management in Evansville, Indiana, said the type of roach matters.

"The most common roach issue we see is German roaches in an apartment," Runyon said. "They are typically an insect found in messy areas. They can get into apartments because of other units having a sanitation issue. They can even come from that unit into a unit that is pretty clean. So you can bring them from work if you work in an area that is prone to having them, a visitor can bring them, they can come in on food products or they can come in from an infested unit."

Paul added that cockroaches are often simply endemic to a building.

"You can have an incredibly clean, tidy apartment, but if a neighbor or the building has an infestation, they can still find their way into your home," he said. "Cockroaches can travel through plumbing, across electrical equipment and through shared spaces like hallways, attics, basements and laundry rooms."

Bed bugs are among the hardest pests to eliminate. Infestations, particularly severe ones or those that predated tenant occupancy, typically constitute a habitability violation. Landlords most often bear the cost of treatment.

"Bed bugs are a big problem, and they can be very tricky to get rid of," Paul said. "If you suspect bed bugs, contact your landlord immediately."

Rodents typically enter through structural gaps, cracks or plumbing openings, making them a landlord issue in most cases.

"Rodents can carry serious diseases as well, so if you see signs of rats, mice, bats or other rodents, contact your landlord as soon as you can," Paul said.

Ants are often seasonal, and responsibility depends on the cause. Termites are a structural threat and termite treatment is almost always the landlord's obligation. Runyon noted that what you encounter can also depend on where your unit is in the building.

"The ground floor, you may see more ants, spiders and American/Oriental roaches compared to other floors," he said. "Every unit is different with different environments."

If you spot any of these pests, document what you see and report it to your landlord in writing.

Before taking any action, review your lease or rental agreement. This section should spell out who pays, how to report and how fast the landlord will respond.

Look for five things:

• Which party pays for treatment
• The procedure for reporting an infestation
• The landlord's response timeline
• Whether a licensed professional is required
• Whether the landlord provides preventive seasonal service

Verbal promises are not enough. If pest control terms are not written into the lease, they are difficult to enforce. "If you have read your renter's agreement and know who is in charge of pest control and it is your landlord, you should tell them right away when you see pests," Runyon said. "It is part of what you are paying for with your rent."

Related content:

• What is included in a rental agreement

Some leases include blanket language making the tenant responsible for every type of pest, regardless of the cause. That language may not hold up. In Vance v. Parrish (2024), the Virginia Court of Appeals found that lease agreements cannot override state law requiring that landlords keep their properties in a fit and habitable condition.

Red flags include waivers of habitability, no mention of bed bugs and catch-all phrases like "tenant responsible for all pests during occupancy."

Before signing, compare the pest language in your lease against your state's landlord-tenant statutes.

When you first step inside a home or apartment, let your nose tell you if something seems wrong. Many pests, especially mice and cockroaches, leave behind a noticeable smell.

Open cabinet doors, shine your phone flashlight behind appliances and scan baseboards for brown spots, gnaw marks or grease trails.

Paul said to look for specific indicators.

"Roach droppings, egg casings and a musty, oily smell, different from mildew or usual trash smells, are key signs to look for," Paul said. "Smear marks on walls and baseboards, as well as shed skins, are also potential signs pointing to roaches."

He added a note about timing: "Cockroaches tend to be nocturnal, so if you see one during the day, there's a good chance there's more, and you should call pest control as soon as possible."

Outside the unit, look for standing water near the foundation, overflowing trash areas, gaps around pipes and damaged window screens.

Ludwiczak also recommended a simple monitoring step.

"Before moving in, it's good to set up sticky traps for a few days, or longer if you have that opportunity," she said. "Doing this can help you understand and see what is roaming around the apartment when no one is looking."

Related content:

• What to look for when touring a rental home

Ask what the landlord's policy is in the event of an infestation. This will give you an idea how they will handle any issue that may arise while you live there.

Ask specifically about bed bug history, how often preventive treatments are scheduled and whether the building has an ongoing contract with a licensed pest control company. If the landlord is vague or dismissive, treat that as a red flag.

Related content:

• Questions to ask when renting

Document every room using photos, written condition notes and tenant and property manager signatures. Note any pre-existing damage before taking possession.

Extend this to pest-specific documentation: photograph baseboards, cabinet interiors, the area under each sink and any traps or bait stations left behind. Date the photos and keep copies separate from your phone. This baseline record protects you if the landlord later claims you caused an infestation. If you are still searching, browse apartments for rent on Homes.com to compare listings before scheduling tours.

Effective pest control for renters starts with consistent cleaning and proper food storage. Keep your kitchen clean by storing food in airtight containers, wiping down surfaces regularly and not leaving dirty dishes in the sink.

Vacuum floors weekly, especially around baseboards and under furniture. Dispose of garbage regularly and ensure that trash bins are sealed tightly. If you have pets, store pet food in a sealed container and pick up bowls after feeding. Standing water in sinks, shower trays or plant saucers also attracts pests, so dry these areas daily. Ludwiczak emphasized this point: "Be sure to clean out and dry your sinks each night."

"Sanitation is always going to go a long way in reducing your pest issues," Runyon said. "If there is nothing for them to eat and drink, they are not going to want to be there."

Paul recommended thinking beyond food.

"Avoid letting cardboard, newspaper and other recyclables build up, as these attract cockroaches looking for a home," he said. "I also want to warn against getting secondhand soft furnishings or even electronics from sources you aren't sure of. Not only can roaches hide inside things like electronics and furniture, but these items can also harbor other pests, like bed bugs."

Inspect your rental for cracks, gaps and holes that pests could use to get in.

"Make sure to seal up all entry points, where pipes are coming through walls and door gaps on the front door of the apartment," Ludwiczak said.

Runyon agreed, recommending "door sweeps and sealing around pipe entry" as effective exclusion methods.

While your landlord should handle major repairs, you can use caulk or weatherstripping to seal minor cracks around windows, doors and baseboards. Door sweeps and fine mesh screens over kitchen vents are low-cost, renter-friendly additions you can remove at move-out. For anything beyond a minor gap, such as holes in drywall or leaking pipes, submit a written maintenance request to your landlord so the repair is documented.

Report pest problems through email or certified letter rather than a phone call. A written record protects you if the issue escalates to a formal dispute.

"Renters should notify their landlord the moment they notice signs of an infestation," Nadrich said. "Ideally, they should provide the notification in writing. This ensures there is a timestamped record of the report, which is useful to have in the scenario where the landlord fails to act and the tenant needs to pursue a habitability claim."

"If you have sticky traps around your apartment as monitoring tools and you catch roaches, bed bugs or some other pest, you should alert the landlord immediately," Ludwiczak said. "The sooner a pest problem is dealt with before it gets out of hand, the better."

Paul echoed this advice.

"I recommend notifying your landlord or property manager in writing at the first sign of a problem," he said. "It's always a good idea to have a paper trail. Take pictures of what you're seeing as well. The sooner you address a problem, the easier it can be to solve."

Include the date, a description of the pest (type, approximate number, whether alive or dead), the affected rooms and any photos you can take. If you made a verbal report first, note that in the written version along with the date it happened. Keep copies of every message you send.

Nadrich cautioned that delays can weaken your position.

"Renters often make the mistake of failing to document an infestation the moment they notice the issue," he said. "It's [important] to report the infestation in writing and keep records such as photos and pest control receipts for the sake of holding their landlord accountable if the problem isn't remedied. If you wait too long to report the issue, the landlord can argue that they weren't given a fair chance to address the infestation."

You should also report any structural problems you notice at the same time. Leaks, cracks and holes in walls can attract and harbor pests and documenting them ties the infestation to a building maintenance issue rather than tenant behavior.

For health and safety issues like a rodent or bed bug infestation, many tenants and housing advocates consider an initial response within 24 to 72 hours to be reasonable. For less urgent pests like occasional ants, a longer window may apply.

These timeframes vary by state, so check your local landlord-tenant statutes for the specific notice period that applies to you. If the landlord does not respond within that window, send a second written notice referencing your original report and the date it was sent. This paper trail becomes important evidence if you need to involve code enforcement or pursue legal remedies later.

In many cities and counties, you can file a formal complaint with the local department of housing, health department or code enforcement office. Filing a complaint while remaining in the rental and continuing to pay rent is often an effective and minimally risky option.

After receiving your complaint, the agency will likely send an inspector to your rental. If they find a violation, the agency will issue a formal order to the landlord to correct the problem within a specific timeframe. This remedy shifts the burden of enforcement from the tenant to a government agency. Retaliation for exercising a legal right is illegal in most states.

In states where the "repair and deduct" remedy is allowed, the tenant can hire a professional to fix a serious problem and then subtract the cost from their next rent payment. Most states limit how much a tenant can spend and deduct. The cap is often around one month's rent, though it varies by state.

Before using this option, get multiple quotes from licensed exterminators, keep every receipt and include a detailed letter with your reduced rent payment explaining the deduction. Even if the repair-and-deduct remedy is available to you, using it incorrectly can put you at risk of eviction. Consider contacting a lawyer or tenants' rights group before you take any steps.

Rent withholding is a separate, more aggressive option available in some states. Where allowed, you may be required to deposit rent in escrow rather than simply not paying. It carries real legal risk and should not be attempted without an attorney's guidance.

Related content:

• What renters should know before signing a lease

Once your landlord schedules a professional treatment, preparation makes a difference.

"The best thing to do is to vacuum and clean your entire [unit] before treatment," Ludwiczak said. "Usually after a pest company does some treatment, you won't want to clean or wash away the application. Plus, you don't want to have them treating your apartment if there is a lot of dust and debris."

Runyon recommended being present if the pest control operator allows it.

"At my company, we like to talk to the people who live there because they are the ones who see the problem and know where it is most active," he said. "It gives us a bit of a head start. You know your home better than we do, so combining everyone's knowledge goes a long way."

Paul stressed following the technician's specific instructions.

"Typically, this will mean emptying cabinets, clearing out debris and trash, cleaning out under-sink areas, moving furniture away from the walls and securing or removing pets from the property," he said. "You also want to be sure of the after-treatment instructions before your technician leaves. Some treatments require you to stay out of your home for a set period of time, or to not clean treated surfaces for a designated period of time."

One thing to avoid after treatment: applying your own products on top of what the professional has already done.

"Please don't spray your own product you bought at the store over the areas where your [pest control operator] has treated," Runyon said. "You are likely using a repellent and just moving the roaches and not killing them. Our baits are there for a reason. We need them to eat it so they die."

If a pest infestation is so severe that your home is uninhabitable, you might have the right to break your lease and move out. This is known as constructive eviction, a legal term for conditions so severe that a tenant is effectively forced to leave.

Of all the potential remedies available to tenants, this is the riskiest one. The infestation must be severe enough to qualify as a breach of the warranty of habitability. You must also follow a strict legal process. That typically means giving written notice and allowing the landlord a reasonable amount of time to make repairs.

If a court finds the infestation was not severe enough to justify your departure, you could be liable for the remaining rent on your lease. Do not vacate without legal advice.

In some cases, a landlord may offer to terminate the lease early without penalty rather than address the infestation. Before accepting, read the termination agreement carefully. Many mutual termination agreements include a release-of-claims clause that prevents either party from pursuing future legal action related to the tenancy. If you sign an agreement with this type of language, you may give up the right to sue for damages caused by the infestation, such as medical expenses, property damage or relocation costs.

Not every early termination agreement includes a release of claims. The terms depend on what the landlord presents and what you agree to sign. Simply being allowed to leave does not automatically waive your rights, but signing a document that includes release language could. Consult an attorney before signing any early termination agreement to understand what rights you may be giving up.

In a multi-unit building, a landlord may offer to permanently relocate you to a different unit rather than treat the pest problem in your current apartment. This is different from a temporary move during a scheduled treatment. A unit transfer means you would give up your current apartment and take possession of a new one.

This can be a reasonable solution in some cases, but it is not something you should agree to without asking a few questions first.

Inspect the new unit before you agree. The same building conditions that caused pests in your current unit, such as shared plumbing, gaps in walls or issues in neighboring apartments, could affect the new unit as well. Walk through the replacement unit the same way you would evaluate any rental: Check behind appliances, open cabinets, look along baseboards and inspect bathrooms and kitchens for signs of pest activity. If you have sticky traps available, ask if you can place them in the new unit for a few days before moving in.

Before you agree, ask your landlord to put the offer in writing and confirm the following:

• Whether your rent, lease term and other conditions will stay the same
• Who will pay for moving costs
• What happens to your security deposit
• Whether the landlord will treat your original unit and, if so, whether you have the option to return

Understand what you may be giving up. If the landlord asks you to sign a new lease or an amendment as part of the transfer, read it carefully. Some agreements include language that releases the landlord from liability for the pest issue in your original unit. If you sign a document with that type of release, you may lose the right to pursue a claim for damages such as property loss, medical costs or expenses you incurred because of the infestation.

Document the condition of both units. Before you leave your current apartment, photograph every room, including any visible pest damage or evidence of the infestation. Do the same when you enter the new unit. This creates a record of the condition of both spaces at the time of the move, which protects you if there is a dispute later about damage, deposits or ongoing pest issues.

A unit transfer can be a practical outcome when the landlord is acting in good faith and the new unit is in good condition. But it is not a substitute for addressing the underlying pest problem. If the infestation is building-wide, moving to another apartment in the same building may not resolve the issue. Ask your landlord what steps are being taken to treat the source of the problem, not just your individual unit.

Some pest treatments, such as tenting for termites or certain bed bug exterminations, require tenants to vacate for a short period, typically a few days. This is a temporary displacement, not a permanent move. You are expected to return to your unit after the treatment is complete.

If your landlord schedules a treatment that makes your rental temporarily unlivable, you may be entitled to compensation for reasonable temporary housing costs during the displacement, according to legal website Nolo.com. The landlord may cover your costs in one of two ways: by offering a prorated rent reduction for the days you are displaced, or by reimbursing your actual expenses for a hotel and meals during the treatment period.

If your landlord notifies you that you will need to leave during treatment:

• Ask in writing how the displacement will be handled and who will cover the costs
• Keep all receipts for lodging, food and any other expenses you incur while out of your unit
• Get clear instructions on when you can return and whether there are any post-treatment restrictions, such as avoiding certain surfaces or keeping pets out for a set period

If your landlord refuses to cooperate or reimburse reasonable displacement costs, you may be able to file a claim in small claims court to recover those expenses.

Most standard renters insurance policies exclude pest infestations of any kind. These policies cover damages caused by specific risks outlined in the policy, often referred to as named perils, which include events such as fire, theft and water damage. Pest damage is not on that list.

Renters insurance will not cover cockroaches, bed bugs, termites or rodents, whether the claim is for treatment costs or damaged belongings. Even personal property damaged by termites, such as books or wooden furniture, is typically excluded. Review your policy's named perils list or call your insurance provider to confirm what is and is not covered.

You can use basic products like sticky traps, bait stations or diatomaceous earth for minor issues.

Runyon recommended "the bait products over the sprays" for at-home use and said to "clean up the bait and bait stations after you clear out your pest problem." He adds one clear warning: "You should avoid the ultrasonic pest repellers. They don't actually work like they are advertised."

Paul said other popular home remedies fall short as well.

"You see a lot of tips recommending essential oils or dryer sheets to deter cockroaches," he said. "These typically do not work, especially if you've already got an infestation."

Ludwiczak cautioned that "many DIY sprays just don't work, and sometimes they in fact make a pest problem worse. Many bugs like roaches and even bed bugs develop resistance to common sprays you could buy online."

For anything beyond a small, isolated problem, report it to your landlord and let a licensed professional handle treatment.

"Taking matters into your own hands can make a problem worse for the entire building," Ludwiczak said. "If the property management company or landlord doesn't know about your pest issue, then they can't properly help you. Keeping the landlord in the loop will help them prevent bugs in other apartments as well."

Paul put it simply: "The best way to get rid of cockroaches and to root out an infestation is to work with a professional, licensed pest control expert who knows how to manage these pests. It's also a lot safer for you, your family and your pets to work with someone licensed to handle pest control chemicals than to try your own remedies."

In a multi-unit building, pests that travel between apartments through shared walls or plumbing are generally the landlord's responsibility to address building-wide. Report the problem in writing and note that you believe the source is outside your unit. The landlord should inspect adjacent units, not just yours. If your landlord treats only your apartment without addressing the source, the infestation will likely return.

Ludwiczak noted that bed bugs present a particular risk in multi-unit buildings.

"Bed bugs can migrate through apartment buildings, especially if there are gaps in the walls and floors," she said. "Another reason bed bugs can migrate is if one unit starts to do self-treatment. This can in fact repel the bugs and cause them to scatter and move into other units."

Runyon offered a realistic reminder: "Just remember, your home is sharing walls with others. Your pest problem may be coming from another area, and it didn't start in a day, so it won't end in a day."

And Paul said the stigma around pests can keep renters from speaking up.

"Pests are generally not indicative of how clean or tidy your home is," he said. "Many pests come in looking for water, shelter and food. Often they are already in the area and happen to find their way into your home from an adjacent unit. Don't be embarrassed if you have a pest problem. Just call for help."