Council and housing association tenants in England
Mice, rats or other pests your landlord won’t deal with
Mice, rats, cockroaches and bedbugs: when your council or housing association has to deal with pests, and what you can do if it doesn’t.
By Ben Miller, housing disrepair specialistUpdated 9 October 2026 · Awaab’s Law: from 30 November 2026
Has your landlord been told about it?
Yes, reported and still not fixedCheck if you can claim No, reporting it for the first timeGet your landlord’s repair contactsFree to check · About 2 minutes
You can complain to your landlord, then the Housing Ombudsman, yourself for free.
What counts
Pests: what your landlord should fix
- 01Mice or rats getting into your home
- 02Cockroaches or bedbugs
- 03Pests in shared areas, bin stores or loft spaces
- 04Gaps, holes and broken air bricks or vents letting pests in
- 05Damage to food, belongings or wiring
Your landlord has to fix it once it knows about it, so reporting it is what starts the clock.
The law
What your landlord has to do
- 01
Repairs that keep pests out
Your landlord must keep the structure and outside of your home in repair, including drains and external pipes. Gaps, holes and broken drains that let pests in are its job to fix.
Landlord and Tenant Act 1985, section 11 - 02
Awaab’s Law
From 30 November 2026 Awaab’s Law covers domestic hygiene hazards. The government’s guidance gives gaps or holes in walls, vents and skirting boards that lead to pest infestations as an example of the problems it covers, and says it’s unacceptable for landlords to assume pest problems are down to a tenant’s “lifestyle”. If it’s a significant risk, your landlord must investigate within 10 working days, then give you a written summary within 3 working days and do the work to make you safe within 5 working days of the investigation ending.
GOV.UK: Awaab’s Law guidance for social landlords - 03
Keeping your home fit to live in
Your home must be fit for human habitation for the whole tenancy. Pests are one of the hazards the law looks at.
Landlord and Tenant Act 1985, section 10
What to do
What to do about pests
- 01Report it in writing and ask your landlord to find and block how the pests are getting in.
- 02Take dated photos of droppings, damage and any gaps or holes.
- 03Keep a list of every report, treatment and visit.
- 04Keep damaged food and belongings, or photos and receipts for them.
- 05Complain if the problem keeps coming back.
Find your landlord’s repairs line
Reported it and still waiting? You could claim compensation, and get the work done.
Start your claimHousing Ombudsman
Ombudsman cases about pests
From Jan 2025 to Sep 2026, the Housing Ombudsman found a council or housing association at fault over pests in 136 decisions. Where it ordered compensation, it was £650 in a typical case and £1,050 or more in one case in four, up to £3,100. Every case is different.
- Vivid: how it handled reports of repairs to the roof allowing entry for pests. Read the decisionService failure
£550 ordered - Clarion Housing: how it handled a temporary move following a rat infestation at the property. Read the decisionService failure
£1,900 ordered - Wandle: how it handled report of mice in the property. Read the decisionMaladministration
£550 ordered - Lambeth Council: how it handled repairs to property. Read the decisionMaladministration
£1,100 ordered - A2Dominion: how it handled damp and mould in property. Read the decisionMaladministration
£2,350 ordered - Metropolitan Thames Valley Housing: how it handled reports of pests. Read the decisionService failure
£240 ordered - Metropolitan Thames Valley Housing: how it handled a pest infestation. Read the decisionMaladministration
£450 ordered - Riverside: how it handled reports of a pest infestation. Read the decisionService failure
£50 ordered
Source: Housing Ombudsman decisions. Compensation the Ombudsman ordered on a complaint, not the amount of a court claim. Ombudsman compensation by problem and landlord.
Claiming
Claiming compensation for pests
If you reported it and your landlord didn’t fix it in a reasonable time, you could claim. A claim asks for the work to be done and for compensation, usually worked out as a share of the rent you paid while it wasn’t fixed. Three things decide how much.
- 01
How long
From when your landlord knew about it to when it was fixed, or today.
- 02
How much of your home
One room, or the whole home.
- 03
How badly
How much it affected your daily life and your belongings.
- 01You tell us what’s wrong, who your landlord is and when you reported it. About 2 minutes.
- 02We introduce you to a law firm on our panel, with your permission.
- 03They write to your landlord asking for the repairs and compensation. Under the court rules for housing conditions claims, your landlord should reply within 20 working days.
- 04If your claim succeeds, the work is done and compensation is paid to you.
Free to check, and we don’t charge you. If a solicitor takes your claim on, they work on a no win, no fee basis and must explain their fee in writing before you agree to anything. See fees
Questions
Pests: questions
Can I claim compensation for pests?
You could, if pests are getting in because of disrepair, such as gaps, holes or broken drains, you reported it, and your landlord didn’t fix it in a reasonable time.
Check if you can claimIs pest control my landlord’s job?
It depends on your tenancy agreement and the cause. If pests are getting in through disrepair, fixing that is your landlord’s job. Many landlords also deal with pests in shared areas. Your council’s pest control service may help too.
The pests keep coming back after treatment. What now?
Treatment alone doesn’t stop pests getting back in. Report it again and ask your landlord to find and block the way in. If it won’t, complain.
Should I stop paying rent until it’s fixed?
No. Keep paying your rent: rent arrears can put your tenancy at risk. Report it, complain, and claim instead.
Other repair problems
Something else wrong?
- Damp and mouldBlack mould, condensation, damp walls and ceilings
- Leaks and waterRoof leaks, burst pipes, water coming through
- Heating and hot waterBroken boiler, no hot water, radiators not working
- ElectricsSockets, wiring, lights and fuse boxes
- Windows and doorsWon’t lock, won’t close, rotten frames, draughts
- Structure and roofCracks, falling plaster, unsafe ceilings and stairs
- Lifts, shared areas and drainsLifts, shared areas, drains and anything else
Still waiting for your landlord to fix it?
About 2 minutes. No documents. Free to check.