In most cases a UK landlord is responsible for dealing with a pest infestation that's caused by the condition or disrepair of the property, or one that was present at the start of the tenancy. A tenant is usually responsible where the infestation is caused by how they live in the property, for example leaving food out or not reporting a problem early. The laws that come into play include the Housing Act 2004, the Homes (Fitness for Human Habitation) Act 2018 and Section 11 of the Landlord and Tenant Act 1985. The practical rule for landlords is simple: investigate promptly, fix the cause, and keep records.
This is general information to help you understand your obligations, not legal advice. Where a dispute is serious, check current government guidance or take proper legal advice.
There's no single line in the law that says the landlord always pays for pest control. Responsibility usually comes down to the cause.
A landlord is generally responsible where the infestation is linked to the building itself: gaps around pipework, damaged airbricks, holes in external walls, broken drains or disrepair that lets pests in. A landlord is also usually on the hook where the problem was already there when the tenant moved in. A tenant is more likely to be responsible where their own behaviour caused it, such as poor waste management or food left out, or where they failed to report a problem and let it get worse.
The tenancy agreement matters here too. A well written agreement sets out who handles what, so it's worth checking yours and making the position clear. Even where a tenant has contributed to a problem, a landlord usually still has a duty to make sure the property remains fit to live in.
Under the Housing Act 2004, local authorities use the Housing Health and Safety Rating System (HHSRS) to assess hazards in housing. A pest infestation can contribute to a property being judged unsafe or unfit, particularly where it affects hygiene, food storage or health.
The Homes (Fitness for Human Habitation) Act 2018 requires rented homes to be fit for human habitation at the start of and throughout the tenancy. Government guidance confirms it applies to tenants who rent privately, from a housing association or from a local council, and it gives tenants a route to take a landlord to court where a home is unfit. You can read the GOV.UK tenant guide.
Section 11 of the Landlord and Tenant Act 1985 can be relevant where disrepair lets pests in, for example damaged walls, gaps around pipework or broken external fabric that allow rats or mice to enter.
Awaab's Law came into force for the social rented sector from 27 October 2025. Government guidance says the first phase covers emergency hazards and damp and mould hazards that present a significant risk of harm, with further phases to follow. Do not assume every pest complaint falls under Awaab's Law, check the current guidance before relying on it. You can read the GOV.UK Awaab's Law guidance.
The Prevention of Damage by Pests Act 1949 is more relevant to rats and mice on land, farms and business premises, and gives local authorities powers to require action where rodent activity affects land or premises.
Rats around a rental property are usually a landlord issue when they're getting in through disrepair, drainage faults or gaps in the external fabric. Deal with the cause as well as the activity: check drains, air bricks, and any holes where pipes or cables enter. For active control around buildings, outbuildings and external areas, the Rat Killer Poison Kit Small suits lighter activity and the Rat Killer Poison Kit Large suits larger sites with multiple buildings. Always use locked stations and follow the product label.
Mice in a rental often move between flats, shared kitchens, lofts and service voids, so a complaint in one room rarely tells the whole story. Treat the routes, not just the room. For early activity in a flat or small house the Mouse Killer Poison Kit Small is usually enough, while larger homes and HMOs are better suited to the Mouse Killer Poison Kit Large with its 8 bait boxes. Seal entry points once activity drops, because mice will keep using the same gaps.
Bed bugs are one of the grey areas. Responsibility often depends on whether they were present at the start of the tenancy or introduced afterwards, so it can be contested. Whatever the cause, they spread fast between rooms and adjoining properties, so act quickly. The Total Insect Fumigation Pack uses Permethrin smoke generators to reach the gaps where bed bugs hide, behind skirting, in bed frames and along seams. Bad infestations, and any in an HMO where rooms adjoin, are often better handled with professional support.
Cockroaches are a hygiene and health concern and can point to wider issues in a building, especially in blocks and HMOs where they travel through shared voids and pipework. They need a thorough approach. The Total Insect Fumigation Pack treats whole rooms with Permethrin smoke, but persistent or building wide cockroach problems usually need a professional, particularly where a food business or multiple units are involved.
HMOs carry extra weight. More occupants, more food sources and more shared space mean pests spread further and complaints are more likely. Licensing conditions and local authority expectations are also stricter. Treat the shared areas, kitchens, bin stores, cupboards, lofts, risers and connecting voids, not just the room a tenant reported, and respond quickly to keep on the right side of your obligations.
The single most useful habit for a landlord or agent is keeping a simple record: when a problem was reported, when you inspected, what you found, what you did, and when you checked again. If a dispute or a council inspection ever follows, that record is what shows you acted reasonably and promptly. It also helps you spot recurring problems in a particular property before they escalate.
Usually the landlord where the infestation is linked to the building's condition, disrepair or was present at the start of the tenancy, and usually the tenant where it's caused by how they live in the property. The tenancy agreement and the specific cause both matter.
Where rodents are getting in through disrepair or the property is unfit to live in, a landlord typically has a duty to act under the Homes (Fitness for Human Habitation) Act 2018, the Housing Act 2004 and related law. Investigate promptly and fix the cause.
It depends on whether they were present at the start of the tenancy or introduced later, which makes bed bugs a common area of dispute. Either way, act quickly because they spread between rooms and properties.
Yes. HMOs have more occupants and shared spaces, stricter licensing conditions and a higher risk of pests spreading, so the expectation is to treat shared areas and respond quickly.
If you manage rental property, deal with reports promptly and fix the cause, not just the symptom. For mice, use the small or large mouse kit depending on the property size. For rats, use the small or large rat kit. For bed bugs and cockroaches, the Total Insect Fumigation Pack treats whole rooms, with professional help for serious or building wide cases. And keep a record of everything you do.
