26 Sep California Pest Control and Bed Bug Rules for Landlords (2026 Update)
By Wolf Baschung, CCIM, CPM. Last updated September 2026. This article updates our 2017 post on California’s then-new bed bug laws.
California’s bed bug statutes took effect in 2017, and they still set the core rules landlords follow today. They also turned pest control from a reactive repair into a documented, cooperative process between owner, tenant and pest control operator. Here is a current summary.
Written bed bug notice to every tenant
Since July 1, 2017, a landlord must give every new tenant a written bed bug notice before the tenancy begins. The notice must use at least 10-point type. It must also describe how to identify bed bugs, how they behave, why cooperation with inspections and treatment matters, and how to report a suspected infestation. In addition, landlords had to give existing tenants the same notice by January 1, 2018. As a result, most California lease packages now include it as a standard addendum.
No renting a unit with a known infestation
A landlord may not show, rent or lease a vacant unit when the landlord knows it has a current bed bug infestation. Visible evidence of bed bugs counts as knowledge. However, the law does not require the landlord to inspect vacant units for bed bugs. Still, a documented inspection at turnover is good practice and good evidence.
Inspections and tenant cooperation
A landlord may enter a unit to inspect for bed bugs after giving the standard written notice of entry, normally 24 hours. Tenants must then cooperate with inspection and treatment. For example, they must prepare the unit and provide the information needed to detect and treat the problem.
Reporting results within two business days
After a pest control operator inspects for bed bugs, the landlord must send written notice of the findings to the tenants of each inspected unit. The deadline is two business days after the landlord receives the findings. In addition, if the operator finds an infestation in a common area, the landlord must notify all tenants.
No retaliation
Under Civil Code §1942.5, a landlord may not retaliate against a tenant who reports a suspected infestation. For example, the landlord may not raise the rent, reduce services or seek to evict within 180 days of the report.
Pesticide application notices
Separate from the bed bug rules, the Structural Pest Control Act requires advance written notice to occupants before anyone applies pesticides. Licensed pest control companies provide the required form. However, the owner or manager must make sure it reaches the tenants before treatment.
How we handle it
- Every lease package we use includes the bed bug notice.
- We inspect units at every turnover and keep the results in the unit file.
- We log tenant reports and schedule a licensed operator promptly. We also send treatment prep instructions in writing.
- We send inspection results to affected tenants within the two-day window.
Consistent handling keeps infestations small and disputes rare. Learn more about our property management services.
Related guides
- California Security Deposit Rules for Landlords
- Renters Insurance in California
- 7 Tips for Selecting a Property Management Company
This article is general information, not legal advice.
Sources: California Civil Code §§1942.5 and 1954.600–1954.605 · Summary of California bed bug notification requirements