California Bedbug Notice

California Bedbug Law Guide

California Bedbug Law (Cal. Civil Code §§ 1954.603-604)

California requires landlords to:

• Disclose bedbug history: Inform tenant if unit had bedbugs in past 2 years
• Provide information sheet: Give tenant state bedbug info sheet BEFORE signing lease
• Keep records: Maintain inspection/treatment records for 2+ years
• Respond to reports: Investigate and treat bedbug complaints promptly

What Are Bedbugs?

Bedbugs are small parasitic insects that feed on human blood:

• Size: Adult bedbugs are about 1/4 inch long (size of apple seed)
• Color: Reddish-brown, flat oval shape when unfed
• Habitat: Hide in mattresses, box springs, bed frames, furniture, baseboards
• Behavior: Nocturnal – feed at night while people sleep
• Lifespan: 6-12 months, can survive months without feeding

Signs of bedbugs:

• Live bugs (brown, flat, apple seed size)
• Dark spots on sheets/mattress (fecal stains)
• Blood stains on sheets
• Shed skins (molted exoskeletons)
• Sweet musty odor (in heavy infestations)
• Bites on skin (small red welts in lines or clusters)

Health Effects

Bedbug bites can cause:

• Red, itchy welts (often in lines or clusters)
• Allergic reactions (rare)
• Secondary infections from scratching
• Sleep disturbance and anxiety
• Psychological distress

Good news: Bedbugs do NOT transmit diseases (unlike mosquitoes or ticks).

Landlord Disclosure Requirements

What landlords must disclose:

• Any bedbug infestation in the unit within past 2 years
• Date(s) of infestation
• Treatment performed and results
• Must disclose BEFORE tenant signs lease

What landlords do NOT need to disclose:

• Infestations more than 2 years ago
• Bedbug issues in other buildings (unless in same complex)
• Single bedbug sighting that didn’t result in infestation

Penalties for non-disclosure:

• Tenant can break lease
• Tenant can sue for damages
• Landlord may lose security deposit claims
• Can be used as defense in eviction proceedings

Landlord Responsibilities

Prevention:

• Educate tenants about bedbugs
• Provide information sheet before move-in
• Inspect between tenants
• Seal cracks and crevices
• Remove clutter from common areas

When tenant reports bedbugs:

• Respond within 2 business days (under habitability laws)
• Arrange professional inspection
• Hire licensed pest control if confirmed
• Inspect adjacent units
• Follow up to ensure eradication
• Document everything

Treatment obligations:

• Landlord pays for treatment in most cases
• Tenant may pay if they clearly caused infestation (burden on landlord to prove)
• Must use licensed pest control professional
• Treatment typically requires 2-3 visits

Tenant Responsibilities

Prevention:

• Inspect used furniture before bringing home
• Check hotel rooms when traveling
• Use protective mattress covers
• Reduce clutter (fewer hiding places)
• Vacuum regularly
• Don’t pick up furniture from curb

If you find bedbugs:

• Report to landlord immediately in writing
• Do NOT try to treat yourself with sprays (makes problem worse)
• Don’t throw away furniture yet (professionals need to inspect)
• Take photos if possible
• Keep sample bugs in sealed container (for identification)

Preparing for treatment:

• Follow pest control company instructions exactly
• Wash all bedding/clothes in hot water
• Dry on high heat for 30+ minutes
• Vacuum thoroughly (seal and throw away bag)
• Move furniture away from walls
• Remove clutter
• Do NOT use pesticides yourself

Professional Bedbug Treatment

Treatment methods:

• Chemical treatment: Licensed pesticides applied to all infested areas
• Heat treatment: Raise room temp to 120-140°F for several hours (kills all stages)
• Steam treatment: High-temp steam kills on contact
• Freezing: CO2 freezing (less common)
• Combination: Often multiple methods used together

Treatment timeline:

• Initial treatment: 2-4 hours per unit
• Follow-up #1: 10-14 days later (kill newly hatched eggs)
• Follow-up #2: 10-14 days after that (ensure complete eradication)
• Total time: 4-6 weeks typically

Treatment costs:

• Chemical treatment: $300-$500 per room (multiple visits)
• Heat treatment: $1,000-$3,000 per unit (one treatment)
• Whole building: $3,000-$10,000+

Who Pays for Treatment?

Landlord pays when:

• Tenant moved into infested unit
• Bedbugs came from adjacent unit
• Building-wide infestation
• Cannot prove tenant caused it

Tenant might pay when:

• Landlord can prove tenant brought bedbugs (very difficult)
• Tenant admitted bringing in infested furniture
• Tenant refused to cooperate with treatment

Reality: In California, landlord almost always pays. Burden of proof is on landlord to show tenant caused it, which is nearly impossible.

Habitability & Bedbugs

Under California’s implied warranty of habitability (Cal. Civ. Code § 1941):

• Severe bedbug infestations can make unit uninhabitable
• Landlord must address bedbug problems promptly
• Failure to treat can result in rent withholding
• Tenant may use repair-and-deduct remedy
• Tenant may break lease and move out

When can tenant withhold rent:

• Reported bedbugs to landlord in writing
• Gave landlord reasonable time to fix (30 days typically)
• Landlord failed to address problem
• Infestation is severe enough to affect habitability

How Bedbugs Spread

Common ways bedbugs spread:

• Used furniture (especially mattresses, couches)
• Clothing and luggage from hotels
• Moving between apartments in multi-unit buildings
• Visitors’ belongings
• Laundry facilities (rare but possible)

Bedbugs do NOT:

• Jump or fly (they crawl slowly)
• Indicate dirty conditions (bedbugs infest clean homes too)
• Live on pets (unlike fleas)
• Transmit diseases

Multi-Unit Building Considerations

In apartment buildings, landlord should:

• Inspect adjacent units when bedbugs found
• Treat multiple units simultaneously if needed
• Notify other tenants of treatment schedule
• Create building-wide prevention policy
• Consider routine inspections in problem buildings

Documentation Requirements

Landlords must keep records for 2+ years:

• Inspection reports
• Treatment dates and methods
• Pest control invoices
• Follow-up inspection results
• Tenant complaints and responses

Why records matter:

• Required by law (Cal. Civ. Code § 1954.604)
• Needed for disclosure to future tenants
• Defense if tenant claims non-disclosure
• Proof landlord addressed problem

Best Practices

For Landlords:

• ✅ Provide bedbug info sheet before lease signing
• ✅ Inspect thoroughly between tenants
• ✅ Respond to reports within 48 hours
• ✅ Hire licensed professionals (don’t DIY)
• ✅ Keep detailed records
• ✅ Educate tenants on prevention
• ✅ Follow up to ensure complete eradication

For Tenants:

• ✅ Learn to identify bedbugs
• ✅ Inspect before renting
• ✅ Report immediately if found
• ✅ Cooperate fully with treatment
• ✅ Follow preparation instructions exactly
• ✅ Don’t bring in used furniture without inspection
• ✅ Use mattress covers

Resources

• California Dept of Housing & Community Development – Bedbug Info: www.hcd.ca.gov
• EPA Bedbug Information: www.epa.gov/bedbugs
• Cal. Civil Code § 1954.603 (Disclosure Requirement)
• Cal. Civil Code § 1954.604 (Record Keeping)
• Cal. Civil Code § 1941 (Habitability Requirements)