If you have bed bug problems with your apartment or a house that you are renting, you are probably wondering who is required to pay for the bed bug treatment, you or the landlord? Of course the terms of your lease could possibly address this issue, but often times, leases are silent on the issue of bed bugs and pest control. We’ll examine how Pennsylvania law treats disputes concerning bed bug problems with leases.
Disputes often arise between landlords and tenants on who should cover the cost of bed bug extermination and which party is truly responsible for the bed bugs. Disputes arise since it’s very costly to remove bed bugs. There are two types of treatments to remove bed bugs, a chemical treatment, which can cost nearly $1,000, and a heat treatment, which costs approximately $1,750.
Since bed bugs are considered parasites, their presence in an apartment invokes the Implied Warranty of Habitability. This legal doctrine is implied in all leases, which requires that the landlord supply the tenant with a safe and habitable property. When a landlord breaches the requirements of the implied warranty of habitability, the tenant has rights. Generally, the landlord has a duty to make necessary repairs, unless the lease states otherwise.
If you have a problem with bed bugs, the first thing that you should do of course is give the landlord notice of the problem and the opportunity to cure the problem. Before you withhold rent or vacate the property, it’s important to notify the landlord and give the landlord an opportunity to fix the problem. Generally, it’s always good to act like a “reasonable person” (i.e., don’t be a jerk). The law does not like jerks.
Once a landlord is notified of the problem, you of course hope that the landlord fixes the problem, but sometimes landlords are difficult and refuse to fix the problem due to their carelessness or the fact that they’re pointing the finger back at you and saying that you are the source of the bed bugs. When this happens, there are generally problems ahead so you should consult with an attorney to decide which steps are best for you to take.
When the landlord refuses to remedy the bed bug problem, you should then inform the landlord — in writing of course — that you will be exercising your right to make repairs by hiring an exterminator and that you’ll be deducting the costs from your rent. Also make sure to supply your landlord with a copy of invoices, estimates, reports, and other related documentation.
If your landlord argues that you do not have the right to deduct rent because he believes you are the source of the bedbugs, the landlord could then file an action to evict you for your failure to pay rent. Remember, a landlord cannot evict you without first going through the court system. It would be wrongful for a landlord to threaten that he will change your locks and kick you out.
If the landlord does follow through with an eviction proceeding, the landlord will have the burden of proof to establish that the tenant was the source of the bed bugs. How could the landlord prove this? Either the landlord will have a certification from an exterminator that the property was free of bed bugs at the time you took occupancy of property or he will have to use an expert witness to testify that they’ve examined the bed bugs and that the tenant is the likely source of them. The landlord could also testify that the property never had any prior complaints of bed bugs prior to the tenant’s occupancy.
If the tenant decides to hire an exterminator and deduct from rent and the landlord then files an eviction action for withholding rent, the case will then be brought before a judge and each party can present their case. At that point, the judge will either dismiss the landlord’s case or order the tenant to pay rent depending on whether the landlord was able to meet their burden of proof.
If you find yourself having bed bug disputes with your landlord, please contact me at (610) 417-6345. I am a landlord-tenant attorney located in Bethlehem, Pennsylvania and practice throughout the Lehigh Valley area including Allentown and Easton.