UK Pest Control Laws: Know Your Rights as a Tenant or Landlord

Pest infestations in rental properties aren't just a big nuisance. If left unaddressed, they can pose serious health risks and damage properties, resulting in costly repairs. In the worst case, they can become a legal nightmare.

But when pests such as rats or mice appear in rental properties, the most common question is who is responsible for removing them. Is it the landlord or the tenant?

The answer isn’t always black and white as it depends on several key factors. 

In this guide, we shall take a look at the UK pest control laws, including for rodent and insect infestations. We'll get to the bottom of who’s legally responsible and why acting fast is essential. We'll also share how both landlords and tenants can work together to resolve pest problems efficiently and fairly.

Why It’s Important to Act Fast

Whether you're a tenant who has found evidence of pests, a landlord who suspects an infestation or is responding to a complaint from a tenant, speed is always critical.

Pests such as rodents are known to:

• Spread diseases that may adversely impact human health (e.g. Leptospirosis, Salmonella).
• Contaminate food either resulting in food poisoning or forcing you to throw it out.
• Damage property, resulting in costly repairs if not addressed quickly. This includes everything from chewed electric wires to insulation and food stores to structural damage.
• Create long-term issues that result in legal action or enforcement.

But tenants and landlords be warned: delaying action will not only worsen the infestation but can also strain relationships between tenants and landlords. If not resolved it may eventually result in costly repairs and potentially legal action too.

The Legal Framework: UK Laws That Govern Pest Control in Rental Homes

There are several laws in place designed to protect tenants and hold landlords accountable for ensuring properties remain safe, sanitary, and pest-free throughout the tenancy. It is slightly nuanced as the tenant still has some responsibilities, so pay attention as here’s a quick summary of the relevant laws.

Landlord and Tenant Act 1985

The Landlord and Tenant Act sets out in law how a landlord is responsible for maintaining the structure and exterior of the property. This includes elements such as drains, gutters, and external pipes, which are all common entry points for pests such as rodents.

Section 11 – Repairing Obligations:

• Maintain the structure and exterior (including drains and pipes)
• Maintain sanitation facilities
• Ensure systems like heating and water remain functional

If failure to maintain and repair the structure or exterior allows pests to enter, the landlord is usually responsible for resolving both the structural issue and the pest infestation.

Homes (Fitness for Human Habitation) Act 2018

The Homes (Fitness for Human Habitation) Act ensures that rental homes are free from hazards, including vermin. It applies to nearly all tenancies under 7 years. Tenants can take landlords to court or involve the local authority if pest issues are not resolved - resulting in potential compensation for the tenant.

Environmental Protection Act 1990

A severe pest or rodent infestation can also be classified as a statutory nuisance. In such instances, councils have the authority to:

• Enter the property with 24 hours' notice
• Enforce treatment or repairs
• Fine or prosecute landlords if obligations are not met

Prevention of Damage by Pests Act 1949

The Prevention of Damage by Pest Act gives local councils the power to intervene in pest control issues. If a landlord fails to act, the council can carry out the necessary work to eliminate the infestation and recover all costs from the landlord through enforcement.

Housing Act 2004

The Housing Act 2004 introduced the Housing Health and Safety Rating System (HHSRS), which considers pest infestations a risk to tenants under Category C: Protection against infection. Such a situation triggers a potential enforcement action by local authorities.

Case Law: Read v Notting Hill Housing Trust (2013)

So we've covered the various laws in existence, but what about precedents? 

Read v Notting Hill Housing Trust set a precedent that the landlord, which in this case was a housing trust, may be liable to pay damages to the tenant.

In this case, a tenant lived with a rat infestation for over a year, despite repeated complaints to the housing trust. Accordingly, the court awarded £14,825 in damages, setting a precedent that landlords who delay action risk significant financial and legal consequences.

Who Is Responsible for Pest Control in a Rental Property?

Even though the law is designed to generally protect tenants, it doesn't mean that tenants can't be held responsible.

Landlords Are Usually Responsible When:

• Infestation existed before the tenancy began
• Rodents enter due to disrepair (holes, broken vents, faulty drains)
• The property has communal areas (e.g. flats, HMOs)
• The tenancy agreement doesn’t explicitly shift responsibility

Tenants May Be Responsible If:

• The infestation was caused by poor hygiene (e.g. food left out, rubbish not disposed of appropriately, visitor bringing bed bugs)
• Damage or misuse allowed entry points for pests
• They fail to report a pest problem promptly to the landlord or agent, causing delays in treatment

What Your Tenancy Agreement Says

Some tenancy agreements may outline who handles pest control. If it's vague or silent, default legal obligations apply: which generally means landlords are typically on the hook unless the tenant caused the issue.

Tips: Always review your contract and communicate any concerns early on. We recommend doing so in writing to keep a clear paper trail that you can refer to later on. We also recommend taking regular photos or evidence including damage caused. You should also look out for signs of damage or pests at the start of a tenancy too - a good inventory clerk should cover this.

Empathy Matters: Tenants and Landlords Working Together

Pest infestations can be frustrating and emotional, especially when they affect health or disrupt family life. At PestBuddy, we believe both tenants and landlords benefit from a collaborative, empathetic approach.

For Tenants:

• Report issues early even if you are unsure
• Be clear and respectful in communications
• Maintain cleanliness to avoid future problems

For Landlords:

• Respond quickly and professionally
• Address both the pest issue and the underlying cause
• Consider preventive measures to avoid recurring infestations

If Your Landlord Doesn't Sort the Problem Out

If your landlord fails to take action after you’ve reported a pest issue like mice or rats, there are several steps you can take:

• Contact your local council’s pest control team for advice
• Complain to the council’s environmental health department and ask for an inspection

It is important that you do not stop paying your rent unless your landlord agrees to this. Withholding rent without agreement can lead to eviction. If you've paid for pest control yourself, try to negotiate a rent reduction with your landlord instead of deducting the cost on your own.

You might be entitled to claim compensation for significant disruption or for damage to your personal belongings caused by the infestation.

What About Revenge Evictions? Can Tenants Be Evicted for Reporting a Rodent Infestation?

Unfortunately, some private landlords attempt to evict tenants who request repairs or complain to the council. This is known as revenge eviction.

However, tenants may be protected from eviction if:

• They’ve complained to the council who have gone on to issue an improvement notice or emergency works notice.
• They are within the protection period under Section 33 of the Deregulation Act 2015 (usually six months from council action).

Always keep written records of complaints and responses. If you’re worried about eviction, speak to a housing advisor or local support agency.

Complaining to the Council

Tenants can report their landlords to their local council's environmental health department.

If the pests in question are considered a health hazard, the council can inspect the home and may serve a legal notice requiring the landlord to carry out repairs or pest treatment.

Pests from Neighbours’ Homes

Landlords are not usually responsible for pests that originate in neighbouring properties. If a tenant is affected by a neighbour's pest problem, they should:

• Speak to the neighbours directly and ask them to address the issue.
• If they ignore the communication or refuse to act, tenants and landlords can report the matter to environmental health at the council.

The council can investigate if the infestation poses a health risk or nuisance.

When Should You Use DIY vs Professional Pest Control?

Not every rodent issue requires a professional pest control company. Many landlords and tenants resolve problems quickly and affordably with DIY rodent control solutions — especially when acting early.

At PestBuddy.co.uk, we provide:

• Ready-to-use Pest and Rodent Control Kits
• Safe, powerful bait stations, sprays and traps for a range of pests including rodents and insects
  
• Discreet, effective solutions trusted by UK households and landlords

For larger infestations or repeated issues, professional pest control may still be required.

Final Thoughts: Know Your Rights, Responsibilities & Act Fast

• Landlords are legally responsible for infestations caused by structural/exterior defects or pre-existing issues
• Tenants may be liable if their actions caused or worsened the problem
• Early action protects health, property, and legal rights
• UK laws typically protect tenants — but only if action is taken and their actions don't cause or worsen the problem

At PestBuddy, we're here to empower you with effective, fast and easy-to-use DIY pest control products. Explore our range of products to take control of your pest problems with confidence.