Uninvited guests: Dealing with ants, wasps and rats in rental properties

Summer’s here. The sun’s out, the windows are open… and like clockwork, the pests start showing up.

From ants invading the kitchen, to wasps setting up camp in the loft, to rats making the most of overflowing bins, summer brings its fair share of unwanted visitors. And when tenants start reporting creepy crawlies or furry intruders, the big question landlords often face is: “Who’s responsible for sorting this out?”

In this blog, the Tenancy Deposit Scheme shares what landlords need to know about handling summer pest issues, who is responsible, and how to avoid things escalating into a deposit dispute.

Let’s start with the usual suspects:

Ants

Ants love summer. Warm weather sends them hunting for food, and kitchens are their favourite target. Tiny gaps in windows, doors, or walls are all they need to get inside. While they aren’t dangerous, they can be a real nuisance, especially when tenants wake up to find a marching army of them in the kitchen cupboards.

Wasps

Summer’s also prime time for wasp nests. Lofts, sheds and gutters, they’ll build their home wherever they can. And while one wasp might not seem like a big deal, a full-on nest can make the garden or even parts of the house unsafe to use.

Rats

Warm weather means rats are out in force. They’ll scavenge bins, gardens, and gaps in walls or pipework. They can cause serious damage - chewing wires, insulation, even floorboards - and carry diseases. A rat problem needs dealing with quickly, before a small issue becomes a big (and expensive) one.

Here’s where it gets tricky. Pest control responsibility often depends on what caused the problem in the first place.

It’s one of the most common questions we get asked and unfortunately, the answer is often: it depends. But here’s a general breakdown to help landlords navigate the problem:

• Landlords are responsible when the pest issue is linked to the condition or structure of the property. That includes things like:
  • Cracks or holes in walls or doors letting pests in
  • Damaged vents or roof tiles
  • Wasps nesting in lofts, cavities, or sheds
  • An infestation present before the tenancy began
• Tenants are responsible when pest issues arise from lifestyle or hygiene. That includes:
  • ​​​​​​​Food left out, overflowing bins, or dirty kitchens (which attract ants or rats)
  • Ignoring minor pest problems until they escalate
  • Failing to report property issues in good time (like a wasp nest early on)

If it’s not clear who caused the issue, or neither party is directly to blame, it may be best to approach it as a shared problem. For example, if ants appear during summer with no clear hygiene breach or entry points, you might agree to split the cost of treatment or simply absorb the cost to preserve goodwill.

Make sure your tenancy agreement clearly outlines responsibilities for pest control. Many landlords include a clause saying the tenant is responsible for day-to-day cleanliness and must report pest issues promptly, while landlords handle infestations caused by structural faults or external factors.

If you arrange pest control during a tenancy, make sure you give the correct notice which is usually 24 hours in writing, but please check your tenancy agreement. If urgent action is needed (like a wasp nest in a child’s bedroom), you can act faster, but always document why and keep communication open with the tenant. Respecting access rules helps avoid complaints and keeps things running smoothly.

Prevention is always cheaper and less stressful than dealing with a full-blown infestation. Here’s how landlords can help reduce the risk of ants, wasps or other pests turning up uninvited:

What landlords can do

• Seal entry points around pipes, skirting boards, windows, and under doors
• Check for nests or signs of pests during routine inspections, early detection is key
• Maintain garden areas  - So cut back bushes/trees on the property, which pests can often use as access points
• Ensure bins are pest-proof and stored correctly, especially in HMOs or flats
• Arrange deep cleaning between tenancies, under appliances and behind units too

What tenants should do

1. Keep food sealed and surfaces clean, especially in warmer months
2. Avoid leaving food or crumbs on the floor
3. Take the bins out regularly and use lids
4. Report any sightings of pests or signs of infestation as soon as possible
5. Keep outdoor areas tidy (if this is their responsibility)

Set clear expectations by including a pest clause in your tenancy agreement. A simple line like “the tenant agrees to maintain cleanliness to prevent infestations” or “the landlord is responsible for pests resulting from property defects” helps avoid confusion and strengthens your case if there’s ever a dispute.

If a tenancy ends and you discover ants everywhere, a wasp nest in the loft, or rat damage in the kitchen, you might feel the tenant should cover the cost of pest control, but they might disagree.

Here’s how to protect yourself if it goes to a dispute:

1. Inventory & check-in records
   Make sure you have clear evidence of the property’s condition at the start of the tenancy. No pests? Great. That helps prove when the problem started.
2. Communication records
   Keep copies of any reports from tenants about pests, and your responses. This shows whether you acted quickly or not.
3. Professional reports or invoices
   If you hire pest control, keep their report or invoice. They often note what caused the problem (e.g. gaps in walls or food waste left out).
4. A fair approach
   If the tenant caused the problem by failing to keep the place clean, a reasonable deduction may be justified. But if it’s down to property issues that weren’t fixed, the cost likely sits with you.

If a pest problem leads to a disagreement over the deposit, the Tenancy Deposit Scheme offers a free Alternative Dispute Resolution (ADR) service to help resolve things fairly. Our impartial, experienced adjudicators will review the evidence from both sides, such as inventories, pest control reports, photos, and communication records, before making a decision. It’s an evidence-based process designed to take the stress out of disputes and give landlords and tenants a clear, fair outcome.

Visit our TDS Help Centre to find more guides, tools and templates, all designed to make the life of a landlord easier.   

Some of our resources are only available to landlords who use the free deposit protection scheme at TDS Custodial or the insured scheme at TDS Insured. You can access all templates, tools and the full tenancy deposit management dashboard by joining the Tenancy Deposit Scheme.