Pest infestations
If you have pest infestations in your home, your landlord must put it right. The law that covers this is Section 11 + Environmental Protection Act 1990. Awaab's Law deadlines for this type of problem are being phased in by 2027, but your landlord's duty to repair applies now. How much you could claim depends on how long it lasted, how serious it was, and any effect on your health. Most cases take 8 to 24 weeks. There is no upfront cost.
Symptoms
- Droppings on floors, in cupboards, or behind appliances
- Chew marks on food packaging, pipes, or wires
- Insect trails (especially cockroaches, ants, bedbugs)
- Scratching sounds in walls, roof, or under floors
- Recurring infestations even after pest control
Health impact
- Disease transmission (rats can carry Weil's disease; cockroaches trigger asthma)
- Bedbug bites cause sleep deprivation and skin reactions
- Mental health impact of living with vermin
Evidence to gather
- Photograph droppings + chew damage + ANY live sightings
- Keep pest control invoices if you paid yourself
- Note dates of recurrence, if it keeps coming back, the structural cause is your landlord's responsibility
Another route: Environmental Protection Act, Section 82
Active pest infestations qualify as a statutory nuisance. Section 82 of the Environmental Protection Act 1990 lets you go straight to the Magistrates' Court after 21 days written notice, often faster than a civil disrepair claim and runs in parallel.
Read about the EPA Section 82 route →Frequently asked questions
How much money can I claim for pest infestations?
How much you could get depends on how bad it is, how long it went on, and how it affected your health, so we cannot promise a figure. The fee only comes out of your compensation if you win, never out of your own pocket.
How long does a pest infestations claim take?
Most pest infestations claims take 8 to 24 weeks. Once you report the problem, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord a reasonable time to act.
What proof do I need for pest infestations?
Photos and videos with the date on them. A note of when you told your landlord and what they said. A letter from your doctor if anyone has been ill.
Can I claim if I owe rent?
Yes. Owing rent does not stop you making a disrepair claim. They are separate things in law. We will talk through your situation honestly.
Are the council or my landlord responsible for mice and rats?
If the infestation is linked to the building, like holes in the walls, gaps under doors, or drainage problems, it is usually your landlord's job to deal with it, whether that is the council or a housing association. Report it in writing and ask them to find how the pests are getting in, not just lay bait.
How do I report rats or mice to the council?
Report it to your landlord in writing, by email, their online portal, or by phone with a reference number, and keep a copy. Describe the problem and where you have seen the pests. If they do not act, you may have a disrepair claim.
Read more about pest infestations
Pest infestations at your landlord
Awaab's Law deadlines and your rights for pest infestations with these social landlords.
Pest infestations where you live
Your rights for pest infestations in these areas.
This is worth a claim
Tenants are owed real money when a landlord leaves problems like pest infestations unfixed. This is what landlords were made to pay across England in one recent year, and it is what we help you claim.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders made to put things right
- 40%
- of it for damp, mould and leaks
- £32,000
- the largest single award
Figures from the independent statutory review, Annual Complaints Review 2024 to 2025. These are sector-wide outcomes for social housing tenants in England.
Read deeper, Pest infestations
Practical Q&As, legal context, and named case studies on this topic. Every link below is a Support for Tenants page.
By: Support for Tenants editorial team
Last updated:
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.