Landlord and tenant responsibilities for bed bugs across the UK

Why the answer is not the same everywhere

No UK law says “landlords must treat bed bugs” in those words. Instead, landlords have a general duty to keep rented homes fit to live in. Pests can fall under that duty. The detail depends on where you live, so this guide covers England, Wales, Scotland and Northern Ireland in turn.

For example, Shelter England says a landlord must deal with a pest infestation if it is caused by a repair they must fix. It also says the landlord must keep the home fit to live in for the whole tenancy. Bed bugs are listed as one of the pests a landlord may need to deal with.

When the landlord is usually responsible

Shelter and Citizens Advice describe similar situations where the landlord is likely to be responsible:

• The pests were there when you moved in.
• A repair the landlord failed to make caused the problem, such as holes in a wall.
• The infestation makes the home unsafe, or makes you or your family ill.

Because bed bugs travel on people and belongings, it can be hard to prove where they came from. For example, you might have stayed in a hotel before the bugs appeared. Our guide to bed bugs in hotels and holiday lets explains how that happens. The same goes for trains and buses, which we cover in our guide to bed bugs on public transport.

When the tenant may be responsible

In contrast, Citizens Advice says a tenant may be responsible if the infestation results from their own actions or neglect. Its example is rubbish that attracts rats. Shelter says tenants should avoid encouraging pests, and that responsibility falls on a tenant only if they actively encourage the problem.

However, with bed bugs this is rarely clear cut. Our guide on what attracts bed bugs looks at the evidence, so do not assume you are to blame.

England

In England, the Homes (Fitness for Human Habitation) Act 2018 requires rented homes to be safe, healthy and free from things that could cause serious harm. GOV.UK lists “domestic hygiene, pests and refuse” among the 29 hazards covered. The Act applies to private rentals, housing associations and council homes, if you have a tenancy and not a licence.

Therefore, GOV.UK tells tenants to inform the landlord immediately and, ideally, in writing. If the landlord fails to act within a reasonable time, you can go to court. A judge may order repairs and compensation.

Also, because some tenants have extra rights, Citizens Advice adds that council and housing association tenants have extra protection under Awaab’s Law. It says emergency hazards, including harmful infestations, must be dealt with within 24 hours. Check whether this fits your case.

Wales

In Wales, the Renting Homes (Wales) Act 2016 requires landlords to keep a home fit for human habitation. The Welsh Government lists 29 matters to consider, and one of them is exposure to pests. If your landlord does not act, you can ask a court to decide, and you can seek help from Citizens Advice, Shelter Cymru or your council. For a local route, see our page on council pest control in Cardiff.

Scotland

While Scotland differs, private landlords must meet the Repairing Standard under the Housing (Scotland) Act 2006. The First-tier Tribunal for Scotland (Housing and Property Chamber) enforces it, and a tenant who believes the standard is not met can apply to the Tribunal. The statutory guidance applies from 1 March 2024. We have not found a page that names bed bugs, so ask your local advice service how the standard applies to pests.

Northern Ireland

Similarly, in Northern Ireland, nidirect says all rented homes must meet a fitness standard, and landlords must keep them safe and free from health hazards. Tenants should ask the landlord for repairs first. If nothing happens, they can contact the council’s environmental health officer, who can take action against landlords. Note that many councils there provide advice only, so see our page on council pest control in Belfast for the Belfast route.

What to do first

1. Take photos of bugs, bites, stains and the room.
2. Write to your landlord or agent. Say what you found, when, and where.
3. Keep copies of every message.
4. Avoid moving furniture out of the home before inspection, as it can spread bugs.
5. Check our early signs guide and life cycle guide to describe what you see.

Then ask who will arrange treatment and when. If you or your landlord need to choose a provider, read our advice on choosing a pest controller.

Keeping a paper trail

Records win arguments. Keep a simple log of dates, messages, visits and photos. If a contractor visits, ask for a written report that says what was found and what was done. If the landlord or agent says they will arrange treatment, ask for a date.

If you share a building, tell your landlord or agent whether neighbours have reported bugs. A coordinated plan is more likely to work than treating one flat alone, and our flats guide explains why.

Where to get more help

Start with the bed bug help hub for an overview. Our renting guide and flats guide go into more detail. For a local view, council pest control in London shows the London route, and council pest control in Coventry shows another. If you need to start a request, use our request help page. This site is an information service, not a contractor, and we cannot give legal advice.