Pest Control Responsibilities: Landlord vs. Tenant — Who Really Pays?

By PropsManager Team · Maintenance & Repairs · Jul 15, 2025

I got a call at 6:47 AM on a Saturday. The tenant in unit 3B was borderline hysterical. "There are roaches everywhere — in the cabinets, behind the fridge, crawling across the bathroom counter." My first thought? Great, there goes my weekend. My second thought? Who's paying for this?

That's the question every landlord dreads when the word "pest" comes up. And after 15+ years in property management, I can tell you the answer is almost never simple. It depends on the pest, the cause, the lease language, and sometimes the state you're operating in.

The National Pest Management Association estimates that pest control costs property owners roughly $12.3 billion annually across the U.S. A single termite treatment can run $1,500 to $3,000. A bedbug remediation for one apartment? Easily $800 to $2,500. Those aren't numbers you want landing on the wrong side of the ledger.

Let's break down exactly who's responsible, when, and how to protect yourself either way.

Why Pest Control Responsibility Matters More Than You Think

Pest disputes aren't just annoying — they're a legal and financial minefield. An unresolved roach infestation can trigger an implied warranty of habitability claim, allowing tenants to withhold rent in many jurisdictions. A bedbug problem left unaddressed can snowball into a multi-unit nightmare that costs $10,000+ to resolve.

I've seen landlords lose small claims cases over $200 ant treatments because they didn't have the right lease language. And I've seen tenants stuck with $1,200 flea treatment bills because they didn't disclose their three cats. The stakes are real on both sides.

This is why documenting everything — from the initial condition of the unit to every maintenance request — matters enormously. Tools like PropsManager's maintenance tracking features make it easy to log pest complaints with timestamps, photos, and resolution notes, which becomes critical evidence if things escalate.

Landlord Responsibilities for Pest Control

Providing a Habitable Property

In virtually every state, landlords have a legal obligation to deliver a rental unit that's fit for human habitation. That means pest-free at move-in. Period.

If a tenant walks into their new apartment on day one and finds mouse droppings in the kitchen drawers, that's on you. No ambiguity. You can't hand someone keys and say "good luck with the roaches."

Before every turnover, I budget $150–$300 for a preventative pest treatment. It's cheap insurance. A licensed exterminator does a full spray, sets bait stations, and inspects for signs of existing infestations. That receipt becomes part of my move-in documentation — proof that the unit was pest-free when the tenant took possession.

Structural and Building-Level Issues

Pests don't materialize out of thin air. They come in through gaps around pipes, cracks in the foundation, torn window screens, deteriorating door sweeps, and holes in the roof. All of those are structural issues, and structural issues are the landlord's domain.

Here's a short list of landlord-responsible entry points:

• Gaps around plumbing penetrations in walls and floors
• Cracks in the foundation or exterior walls
• Missing or damaged weather stripping on exterior doors
• Torn or missing window screens
• Roof damage allowing birds, bats, or squirrels to enter
• Overgrown vegetation touching the building exterior

If mice are getting in through a quarter-inch gap where the gas line enters the building, the tenant didn't cause that. You did — or at least, you're responsible for fixing it.

Infestations That Predate the Tenancy

Termites, carpenter ants, and other wood-destroying organisms are almost always a landlord responsibility. These infestations develop over months or years, not days. A tenant who's been in the unit for three months didn't cause your termite problem — that colony was there long before they signed the lease.

Same goes for seasonal pests tied to the building itself. Wasps building nests in the eaves, bats in the attic, raccoons in the crawlspace — these are property-level issues. The tenant didn't invite them.

Multi-Unit Properties: The Shared Responsibility Problem

If you own a fourplex and unit 2A has roaches, I guarantee units 1A, 2B, and 1B either have them too or will soon. Pests don't respect lease boundaries. In multi-unit buildings, the landlord typically bears responsibility for building-wide pest control because no single tenant controls the shared walls, basements, or utility chases where pests travel.

Many municipalities actually require landlords of multi-family buildings to maintain regular pest control contracts. In New York City, for instance, landlords of buildings with three or more units must provide pest management services. Chicago has similar requirements. Check your local codes — ignorance isn't a defense.

Tenant Responsibilities for Pest Control

Infestations Caused by Tenant Behavior

Here's the uncomfortable truth: sometimes it IS the tenant's fault. And when it is, they should be paying.

Common tenant-caused pest scenarios:

• Leaving food out on counters, in open containers, or on the floor
• Not taking out trash regularly, allowing garbage to accumulate
• Hoarding — cluttered units provide endless hiding spots for roaches and rodents
• Leaving doors and windows open without screens
• Improper food storage in pantries and cabinets

I once had a tenant who stored bags of dog food in the garage — open bags, no containers. Within two months, I had a rat problem that spread to two neighboring units. That tenant was responsible for the initial treatment costs because the infestation was directly traceable to their behavior.

The key phrase here is "directly traceable." You need evidence. Photos from inspections, maintenance logs, documented complaints from neighbors. Without evidence, you'll have a hard time proving tenant negligence in any dispute.

Pet-Related Pests

Fleas and ticks from tenant pets are nearly universally considered the tenant's responsibility. If your tenant has a dog or cat and fleas show up, that's on them. Full stop.

This should be explicitly stated in your pet addendum. Something like: "Tenant is responsible for all pest control costs related to fleas, ticks, or other pests introduced by Tenant's pet(s), including but not limited to treatment of the unit upon move-out."

A professional flea treatment for a single unit runs $200–$400. Upon move-out, if the exterminator finds flea activity, I deduct the treatment cost from the security deposit. I've never had that deduction challenged when the lease language was clear and the pet addendum was signed.

Bedbugs: The Gray Area

Bedbugs deserve their own section because they're the most contentious pest issue in property management today.

Here's why they're complicated: bedbugs aren't caused by filth. They're hitchhikers. A tenant can pick them up from a hotel, a movie theater seat, a used couch, or a friend's apartment. But they can also be present in wall voids from a previous tenant, only emerging when they detect a new host.

State law varies dramatically on bedbug responsibility:

The safest approach? Treat bedbugs as a landlord expense for the first occurrence, document everything, and pursue tenant responsibility only if you have clear evidence they brought them in (like introduction from used furniture against lease terms). Fighting over $800 isn't worth a habitability claim that could cost you thousands.

Writing Bulletproof Pest Control Lease Clauses

Your lease is your first line of defense. Vague language like "tenant shall maintain the premises" won't cut it. You need specifics.

Essential Lease Provisions Checklist

• Reporting requirement — Tenant must report pest sightings within 48 hours
• Landlord's base obligation — Landlord provides pest-free unit at move-in
• Tenant negligence clause — Tenant liable for infestations caused by their actions
• Pet pest responsibility — Tenant responsible for flea/tick treatment
• Bedbug protocol — Specific procedures for reporting and treatment
• Cooperation requirement — Tenant must prepare unit for treatment (laundering, clearing areas)
• Access provision — Landlord may enter with notice for pest inspections and treatment
• Prohibited actions — Tenant may not apply pesticides without landlord approval
• Move-out treatment — Pet owners responsible for flea treatment at lease end

Here's a sample clause I've used for years:

"Tenant shall report any evidence of pest activity (insects, rodents, or wildlife) to Landlord within 48 hours of discovery. Landlord shall be responsible for pest control unless the infestation is determined to be caused by Tenant's negligence, lack of cleanliness, failure to report in a timely manner, or introduction through Tenant's pets or personal belongings. Tenant shall not apply any pesticides, foggers, or pest control products without prior written approval from Landlord."

That last part about tenant-applied pesticides is important. I've had tenants set off bug bombs that drove roaches into neighboring units. Others have used products that stained carpets or left toxic residues. Control the process.

How to Handle a Pest Complaint: Step by Step

When that call comes in — and it will — here's what you do:

Step 1: Document the Complaint Immediately

Log the date, time, type of pest reported, and location in the unit. If the tenant can send photos, even better. With PropsManager, tenants can submit maintenance requests with photo attachments directly through their portal, creating an automatic paper trail.

Step 2: Inspect Within 48 Hours

Get eyes on the problem. Or better yet, send a licensed pest control professional to do the initial inspection. A pro can identify the species, estimate the severity, and often determine the likely source.

Cost for an inspection: typically $75–$150, or free if you have an ongoing pest control contract.

Step 3: Determine the Cause

This is where it gets judgmental, and you need to be objective. Look at:

• How long has the tenant lived there? If they just moved in, the infestation likely predates them.
• What's the condition of the unit? Is there evidence of housekeeping issues?
• Do neighboring units have the same problem? If yes, it's probably structural or building-wide.
• Is the pest species consistent with tenant behavior (fleas + pets) or building issues (termites, carpenter ants)?

Step 4: Treat the Problem

Regardless of who's paying, treat the infestation immediately. Delaying treatment to argue about money is a terrible strategy. The problem gets worse, the cost goes up, and you risk habitability complaints.

Pay for the treatment. Sort out responsibility afterward.

Step 5: Follow Up and Document Resolution

After treatment, schedule a follow-up inspection in 2–3 weeks. Most pest control companies include this in their service agreement. Document the resolution and file everything — you may need it months later for a security deposit dispute or a lease renewal negotiation.

Preventative Pest Control: An Ounce of Prevention

The best pest complaint is the one that never happens. Here's what smart landlords do:

Quarterly preventative treatments — $75–$125 per unit per quarter for exterior barrier spray and interior bait stations. For a 10-unit building, that's roughly $3,000–$5,000 per year. Sounds like a lot until you compare it to one bedbug remediation across multiple units.

Annual inspections for wood-destroying organisms — $100–$200 per inspection for termite monitoring. Critical in the Southeast, Gulf Coast, and Pacific states where termite pressure is highest.

Building maintenance — Seal every crack, gap, and penetration. Replace damaged screens. Keep vegetation 12+ inches from the building exterior. Clean gutters. Eliminate standing water.

Tenant education — Include a pest prevention guide with your move-in packet. Cover food storage, trash removal, and reporting procedures. Tenants who know what to do will cause fewer problems.

Track all of this through your property management software. PropsManager's expense tracking lets you log pest control costs by unit, making it easy to spot problem properties and budget accurately for the next year. If you're still managing this with spreadsheets, check out our pricing — the time savings alone pay for the subscription.

When Tenants Refuse to Pay Their Share

It happens. You determine the tenant caused the infestation, hand them the $350 exterminator bill, and they say "no way." Now what?

Option 1: Deduct from security deposit at move-out. This is the path of least resistance. Document everything, include the invoice and your determination letter, and deduct it when they leave. Just make sure your state allows security deposit deductions for pest control.

Option 2: Add the charge to the next month's rent — but only if your lease specifically allows additional charges for tenant-caused damage. Some states restrict what you can charge on top of rent.

Option 3: Small claims court. For larger amounts ($500+), it may be worth filing. Bring your documentation — the lease clause, photos of the condition that caused the infestation, the pest control invoice, and the inspection report.

Option 4: Negotiate. Split the cost. I've done 50/50 splits on ambiguous cases where the cause wasn't entirely clear. Sometimes getting $175 without a fight is better than chasing $350 for months.

Common Pest Issues by Region

Different parts of the country have different pest pressures. Here's a quick reference:

• Southeast (FL, GA, SC, AL): Termites, roaches (especially German and American), palmetto bugs, fire ants, mosquitoes
• Northeast (NY, NJ, CT, MA): Bedbugs, mice, rats, carpenter ants, stink bugs
• Midwest (IL, OH, MI, IN): Mice, rats, roaches, Asian lady beetles, boxelder bugs
• Southwest (AZ, NM, TX): Scorpions, termites, roaches, pack rats, black widows
• Pacific Northwest (WA, OR): Carpenter ants, moisture ants, rats, silverfish
• Mountain West (CO, UT, MT): Mice, voles, spiders, miller moths

Know your region's common pests and build your prevention strategy accordingly. What works in Phoenix won't work in Portland.

When to Call a Professional vs. DIY

Quick rule of thumb: if you can see more than a couple of individual bugs, call a pro. DIY treatments often mask the problem without eliminating it, giving the infestation time to explode.

Always call a professional for:

• Termites (any species)
• Bedbugs
• German roaches (these reproduce rapidly and are resistant to many OTC products)
• Rodent infestations (beyond a single mouse)
• Wildlife (raccoons, bats, squirrels — many are protected species)
• Carpenter ants

Acceptable DIY for landlords:

• Exterior ant bait stations
• Door sweeps and weatherstripping installation
• Sealing small cracks with caulk or steel wool
• Maintaining bait stations placed by a professional

For anything involving pesticide application inside an occupied unit, use a licensed professional. The liability risk of a tenant having a reaction to improperly applied chemicals isn't worth the $200 you'd save.

If you're navigating disputes about who should pay for maintenance issues beyond pests, our guide on how to handle tenant disputes without lawyers is worth a read. And for a broader look at keeping your units in shape, check out our rental property maintenance checklist for landlords. If you're also dealing with tenant behavior issues that contribute to pest problems, our post on how to deal with hoarding tenants covers that tricky intersection.

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

Who is responsible for pest control in a rental property?

It depends on the cause. Landlords are generally responsible for providing a pest-free unit at move-in and addressing infestations caused by structural issues or building-level problems. Tenants are typically responsible for infestations caused by their own negligence, poor housekeeping, or pets. The lease should clearly define each party's responsibilities.

Can a landlord charge a tenant for pest control?

Yes, if the infestation was caused by the tenant's behavior or pets, and the lease includes a clause assigning responsibility for tenant-caused infestations. The landlord must be able to demonstrate that the tenant's actions directly led to the pest problem. Common deduction methods include security deposit withholding or, where lease terms allow, adding the charge to rent.

Are landlords required to pay for bedbug treatment?

In many jurisdictions, yes. States like New York and Maine, and cities like Chicago, require landlords to pay for bedbug treatment regardless of the cause. In states without specific bedbug laws, responsibility depends on the lease terms and the ability to prove how the bedbugs were introduced. When in doubt, treat first and sort out liability later — delaying treatment creates far bigger problems.

How quickly must a landlord respond to a pest complaint?

While specific timelines vary by jurisdiction, most habitability standards require a "reasonable" response — typically 48 to 72 hours for non-emergency pest issues. For health-threatening infestations (rats, venomous spiders, large roach infestations), faster response is expected. Some states, like Maine with bedbugs, have specific statutory timelines (5 days). Always err on the side of responding quickly — courts don't look favorably on landlords who drag their feet.

Can a tenant break their lease over a pest infestation?

Potentially, yes. If a pest infestation renders the unit uninhabitable and the landlord fails to address it within a reasonable time, the tenant may have grounds to terminate the lease under constructive eviction or breach of the implied warranty of habitability. This is another reason to take pest complaints seriously and act fast — a $500 exterminator bill is far cheaper than losing a tenant who was paying $1,400/month in rent.

Take Control of Pest Issues Before They Control You

Pest problems don't go away on their own. They get worse. And the cost of dealing with them goes up every day you wait.

The landlords who handle pest issues well are the ones who have clear lease language, respond quickly to complaints, document everything, and maintain preventative treatment schedules. It's not glamorous work, but it's the kind of operational discipline that separates profitable landlords from the ones constantly putting out fires (sometimes literally — I once had a tenant try to smoke out a wasp nest with a torch).

If you're managing multiple properties and still tracking pest control requests through text messages and sticky notes, it's time to upgrade. PropsManager centralizes maintenance requests, tracks vendor costs, and keeps a complete history for every unit — exactly the kind of documentation you need when pest disputes arise.

Ready to stop chasing paper trails? Request a demo and see how PropsManager can simplify your property management operations from pest control to rent collection and everything in between.