When a tenant reports rats, mice, bed bugs or another pest problem, landlords and property managers often need to answer three questions quickly: what caused it, who is responsible and what needs to happen next?

I’m Kane, owner of Wallace Pest Control. Based in the Ribble Valley, I have worked with homeowners, landlords, letting agents and property managers across Clitheroe and the surrounding area for more than a decade.

During that time, I have seen how early investigation and clear communication can prevent relatively minor pest activity from developing into an expensive and disruptive infestation. I have also seen the problems that arise when responsibility is assumed before anyone has properly inspected the property.

This guide explains what landlords and property managers should consider when a tenant reports a pest problem, how responsibility is usually determined and how a professional pest-control service can help save time, money and unnecessary hassle.

Who Is Responsible for Pest Control: the Landlord or the Tenant?

There is no single answer that applies to every infestation. Responsibility will normally depend on:

• When the pest problem began
• What caused the infestation
• The condition and repair of the property
• How the property has been occupied and maintained
• The terms of the tenancy agreement
• Whether the landlord was informed about the problem

A landlord may be responsible where pests were already present when the tenant moved in or where they have entered because of a building defect or repair issue. A tenant may be responsible where the problem has resulted directly from poor food storage, accumulated rubbish or another avoidable issue connected with how the property is being used.

However, landlords and agents should avoid making assumptions before the property has been inspected. What initially appears to be a cleanliness issue could have been caused by damaged drainage, gaps around service pipes, defective air bricks or another entry point that the tenant could not reasonably have identified or repaired.

When Might a Landlord Be Responsible for an Infestation?

A landlord may need to arrange treatment or remedial work where:

• The infestation was present at the beginning of the tenancy
• Pests are entering through a defect in the structure or exterior
• Damaged drains, pipework or ventilation openings are providing access
• The problem originates in a communal or shared area
• The property cannot be kept hygienic because of its design or condition
• A reported repair problem has not been addressed within a reasonable period

Common examples include rats entering through defective drains, mice gaining access around unsealed pipework and insects breeding in areas affected by persistent disrepair.

Treatment alone may not provide a lasting solution in these circumstances. The immediate infestation may need to be controlled, but the underlying entry route or building defect must also be addressed to reduce the likelihood of the pests returning.

When Might a Tenant Be Responsible?

A tenant may be responsible where there is clear evidence that their actions have directly caused or substantially contributed to the infestation. Examples could include:

• Allowing waste to accumulate inside or outside the property
• Failing to store food appropriately
• Leaving pet food accessible for long periods
• Failing to follow reasonable pest-prevention instructions
• Introducing infested furniture or belongings into the property

Even in these situations, it is sensible to investigate the property before deciding who should pay. Pest problems can have more than one contributing factor, and an inspection may identify a combination of occupant behaviour and structural access.

What Does Housing Law Say About Pest Infestations?

Several areas of housing law may be relevant when pests are found in rented accommodation. The following is a general overview rather than legal advice.

Landlord and Tenant Act 1985

Section 11 of the Landlord and Tenant Act 1985 places obligations on landlords concerning the repair of the structure and exterior of rented properties, together with certain installations.

Where an infestation has resulted from disrepair for which the landlord is responsible, the landlord may need to repair the defect and arrange appropriate action to address the pest problem.

For example, this could apply where rats are entering through defective drainage, mice are using gaps caused by damaged building fabric or pests are gaining access through unrepaired openings in the exterior.

Housing Health and Safety Rating System

The Housing Health and Safety Rating System, usually known as the HHSRS, is used by local authorities to assess potential risks to the health and safety of people living in residential properties.

The framework includes risks associated with domestic and personal hygiene, including conditions that encourage pest infestation or increase the risk of infection.

If a council identifies a serious hazard, it may take enforcement action and require the landlord to carry out appropriate remedial work. The exact response will depend on the severity of the problem, the risk to occupants and the underlying condition of the property.

Homes (Fitness for Human Habitation) Act 2018

Landlords must ensure that rented homes are fit for human habitation at the beginning of a tenancy and remain fit throughout it.

A serious pest infestation may contribute to a property being considered unfit, particularly where it creates a significant health risk or results from an underlying defect that the landlord has failed to address.

Awaab’s Law and Future Private-Renting Changes

Awaab’s Law introduced legally enforceable timescales for social landlords to investigate and address certain serious housing hazards. Its requirements are being expanded in stages within the social rented sector.

The government also intends to extend Awaab’s Law to the private rented sector as part of its wider rental reforms. However, the detailed requirements and implementation date for private landlords have not yet been brought into force.

Landlords and property managers should therefore continue to follow official government updates. In the meantime, responding promptly to pest reports, investigating the underlying cause and retaining clear written records remains good property-management practice.

This article provides general information and should not be treated as legal advice. Responsibility can vary according to the cause of the infestation, the condition of the property and the terms of the tenancy. Professional legal advice should be obtained where responsibility is disputed.

What Should a Landlord Do When a Tenant Reports Pests?

A clear process helps prevent delays, misunderstandings and unnecessary costs.

1. Record the Information

Ask the tenant what they have seen or heard, where the activity occurred and when it began. Photographs of insects, droppings, damage or suspected entry points may also be useful.

2. Arrange an Inspection

The species and source of the problem should be identified before treatment begins. Wallace Pest Control can carry out a professional pest survey where the cause of the activity is uncertain or a written assessment is required.

3. Confirm Access

Establish whether the tenant, landlord or managing agent will provide access. The technician may need to inspect lofts, cupboards, kitchens, external walls, drains, outbuildings and communal areas.

4. Identify the Pest and Likely Cause

Different pests require different treatment methods. Correct identification also helps determine whether the problem is connected with structural access, environmental conditions, occupant behaviour or a combination of factors.

5. Agree on the Treatment and Any Additional Work

The landlord or agent should understand what treatment is proposed, how many visits may be required and whether proofing or building repairs fall outside the original scope.

6. Give the Tenant Clear Preparation Instructions

Some treatments require access to particular rooms, the removal of clutter, careful storage of food or laundering of bedding and clothing. Failure to complete the necessary preparation can delay treatment or reduce its effectiveness.

7. Keep Reports and Recommendations

Retain inspection findings, treatment records, photographs and proofing recommendations. These records can help demonstrate what action was taken and identify anything that still needs to be completed.

How Professional Pest Control Can Save Time and Money

Finding someone who can place traps or apply a treatment is relatively easy. Finding a provider who understands the practical demands of managing rented properties is more important.

Early Action Can Prevent a Larger Infestation

Pest populations rarely disappear without a reason. Delaying an inspection can allow rodents or insects to spread into additional rooms, neighbouring properties or communal areas, making the eventual treatment more complicated.

Correct Identification Prevents Wasted Treatment

Droppings, bites and noises are frequently misidentified. Treating the wrong pest wastes money and gives the actual problem more time to develop.

For example, the treatment required for rats in a Ribble Valley property will differ from the approach needed for mice or insects. Similarly, suspected bites do not confirm that a property requires professional bed bug treatment.

Finding the Entry Route Reduces Repeat Problems

Removing the pests already inside a property is only part of the solution. A thorough inspection should also consider how they entered and what could make the property vulnerable again.

Typical access points include:

• Damaged or uncovered air bricks
• Gaps around water, gas and waste pipes
• Defective drainage connections
• Damaged roof tiles, soffits and fascia boards
• Openings beneath doors and around extensions
• Vegetation providing access to roofs and upper floors

Not every opening can or should be sealed immediately. Proofing work should be based on the pest involved, the condition of the property and the findings of the inspection.

Clear Communication Reduces Management Time

Landlords and agents cannot always attend an appointment in person. When they are absent, they need confidence that the property will be inspected methodically and that the findings will be communicated clearly.

A suitable pest-control provider should explain:

• What evidence was found
• Which pest is present or suspected
• Where the activity appears to originate
• What treatment is recommended
• Whether further access will be required
• What proofing or repair work should be considered
• Whether any additional costs require approval

This gives landlords the information they need to make decisions without repeatedly contacting the tenant, contractor and letting agent for clarification.

Common Pest Problems in Clitheroe Rental Properties

Rental properties in Clitheroe and across the Ribble Valley can experience a variety of pest problems. The combination of rural surroundings, older buildings, drainage networks, farms and densely occupied properties means that no two cases are exactly alike.

Some of the problems we are asked to investigate include:

• Rats entering through drains, wall cavities and external defects
• Mice accessing kitchens, lofts and service cupboards
• Bed bugs in furnished, shared and frequently occupied accommodation
• Fleas associated with pets or previous occupants
• Wasps nesting in lofts, roof spaces and outbuildings
• Ants entering kitchens and food-storage areas
• Carpet beetles affecting natural fibres, carpets and furnishings

Wallace Pest Control provides pest control in Clitheroe and the Ribble Valley for homes, businesses and rented properties. Where the problem is not immediately clear, an inspection can help establish what is present and what action is genuinely required.

Pest Control for Landlords, Letting Agents and Property Managers

Wallace Pest Control works with individual landlords, letting agents and property managers across Clitheroe, Whalley, Langho and the wider BB6 and BB7 areas.

Our approach is straightforward:

• Arrange a practical appointment time
• Inspect the property methodically
• Identify the pest and likely source
• Explain the available treatment options
• Communicate recommendations clearly
• Obtain approval before carrying out work outside the agreed scope
• Provide advice to help reduce the risk of recurrence

Whether you manage a single rental home or a larger portfolio, our pest-control service for landlords and property managers can help you respond to problems promptly and keep everyone involved properly informed.

Need Pest Control for a Rental Property in Clitheroe?

If a tenant has reported rats, mice, bed bugs or another unwanted pest, contact Wallace Pest Control for straightforward advice and a fast local response.

We can inspect the property, identify the likely cause and recommend a proportionate course of action without unnecessary treatment or unclear additional costs.

Call Wallace Pest Control on 07496 680879 or contact us through the website to discuss a rental property in Clitheroe or the Ribble Valley.