California's bed bug law, Civil Code §§ 1954.600 through 1954.605, requires a written bed bug notice before every new tenancy, bars showing or renting a vacant unit the landlord knows has a current infestation, and requires written notice of a pest control operator's findings within two business days. More broadly, the building and grounds must be free of vermin when the lease begins, and areas under the landlord's control must be kept that way (Civil Code § 1941.1(a)(6)), and a tenant who is not in default on rent and reports a suspected infestation in good faith is protected from retaliation for 180 days (Civil Code § 1942.5(a)).

The short version

  • Give every new tenant the written bed bug notice, in at least 10-point type, before the tenancy starts (§ 1954.603).
  • Do not show, rent or lease a vacant unit you know has a current bed bug infestation (§ 1954.602(a)).
  • Entry to inspect follows the normal entry rules in Civil Code § 1954; tenants must cooperate with the inspection (§ 1954.604).
  • Tell inspected tenants the pest control operator's findings in writing within two business days (§ 1954.605).
  • If you have a periodic pest control contract, give each new tenant the pest company's notice (Civil Code § 1940.8).
  • If you apply pesticide yourself without a licensed operator, generally give at least 24 hours' notice with the statutory statement (Civil Code § 1940.8.5).

Before the tenancy: the bed bug notice

Since July 1, 2017, before creating a new tenancy, a landlord must give the prospective tenant a written notice in at least 10-point type (§ 1954.603). It must contain:

  • the statutory "Information about Bed Bugs" text, covering what bed bugs look like, their life cycle, bites, signs of an infestation, and the importance of prompt written reporting; and
  • "The procedure to report suspected infestations to the landlord."

That second item is yours to write. Make it specific: who to contact, how (portal, email or phone), and what information to include. Add it to your lease package along with the other items on the required lease disclosures list.

At turnover, § 1954.602(a) bars showing, renting or leasing a vacant unit the landlord knows has a current bed bug infestation. There is no duty to inspect without notice, but if an infestation is "evident on visual inspection", the landlord is considered to have notice (§ 1954.602(b)). A look under mattresses, along baseboards and around furniture seams is a sensible part of the tenant turnover checklist.

When a tenant reports bed bugs

  1. Acknowledge the report in writing and log the date. A good-faith report of a suspected infestation starts the 180-day retaliation bar in § 1942.5(a).
  2. Book a pest control operator. Under § 1954.601, that means someone holding a Branch 2 license (operator, field representative or applicator) from the Structural Pest Control Board.
  3. Give entry notice. Entry to inspect a tenant's unit must comply with § 1954. Entry to inspect units the operator selects, and follow-up inspections of surrounding units until the bed bugs are eliminated, is treated as a "necessary service" for § 1954 purposes (§ 1954.604). See the landlord entry page for notice rules.
  4. Ask for cooperation. Tenants must cooperate with the inspection, including giving the operator information needed to detect and treat the bed bugs (§ 1954.604).
  5. Send the findings within two business days. Notify the tenants of the inspected units of the operator's findings in writing within two business days of receiving them. If the operator confirms an infestation in common areas, notify all tenants (§ 1954.605).
  6. Follow the treatment plan and the operator's preparation instructions, and schedule follow-up visits with proper notice.
  7. Keep records of the report, notices, findings, treatment dates and invoices.

Who pays for treatment

The bed bug statutes do not say who pays for treatment. The answer turns on the general rules: the building and grounds must be free of vermin when the lease begins, and areas under the landlord's control must be kept that way (§ 1941.1(a)(6)), and an infestation of insects, vermin or rodents, as determined by a health officer, is a substandard condition under Health and Safety Code § 17920.3(a)(12). On the other side, the tenant duties in Civil Code § 1941.2 include keeping the unit clean and sanitary. Whether a particular infestation shifts cost to a tenant is a case-by-case question for counsel, and Civil Code § 1942.1 voids a tenant's waiver of habitability rights as to untenantable conditions, with narrow exceptions. The broader rules are on the habitability and repairs page.

Other pest control notices

SituationWhat the law requires
You have a contract for periodic pest control serviceGive each new tenant a copy of the registered pest company's notice under Business and Professions Code § 8538 (Civil Code § 1940.8)
You (or your agent) apply pesticide without a licensed operatorWritten notice to the tenant of the treated unit at least 24 hours before, naming the pest, the product name and brand, the statutory caution statement about pesticides with the poison control and agency phone numbers, and the approximate date, time and frequency (§ 1940.8.5(b))
Broadcast spray over two square feet, a fogger or an aerosol sprayAlso notify tenants in adjacent units (beside, above or below) who could reasonably be affected (§ 1940.8.5(b)(1))
Non-routine treatment of a common areaPost notice in the area before application and keep it up at least 24 hours after (§ 1940.8.5(c))
Routine scheduled common-area treatmentGive the schedule to existing tenants before the first application and to each new tenant before signing a lease (§ 1940.8.5(d))

Notice under § 1940.8.5 can go by first-class mail, personal delivery, email if the tenant gave an address, or posting at the unit entry. A tenant may agree in writing to an earlier time after receiving notice. The section does not authorize entry outside the § 1954 rules.

Retaliation

A good-faith notice of a suspected bed bug infestation is one of the events that starts the 180-day bar in § 1942.5(a). If the tenant is not in default on rent, the landlord may not recover possession, cause the tenant to leave, raise the rent or decrease services in retaliation during that period. The legislative findings for the bed bug law say it directly: "Tenants should not face retaliation for reporting a problem" (§ 1954.600(c)). The rule is explained on the retaliation, harassment and lockouts page.

For owners

Write a clear reporting procedure into the bed bug notice and follow it every time. Act quickly; a fast response can help keep a problem in one unit from spreading. Keep the findings notice on a two-business-day calendar. Treat the cost question carefully and in writing, and get advice before charging a tenant. Log every pest service visit as you would any maintenance request.

For renters

Report suspected bed bugs promptly and in writing, following the procedure in your bed bug notice. Cooperate with inspections, which § 1954.604 requires, and follow the operator's preparation instructions. If your unit was inspected, you are entitled to the written findings within two business days after the landlord receives them. Ask for the product name and safety information if pesticide will be used in or near your unit.

Local rules

Some California cities add their own rules to state law, such as local just-cause, relocation or rental registration requirements, so check your city's code. Coronado has no local rent-control or just-cause ordinance as of October 2026 (based on a review of its code's contents).

Frequently asked questions

Do California landlords have to disclose bed bugs?

Every new tenancy since July 1, 2017 requires the written bed bug information notice under § 1954.603, which includes the procedure for reporting infestations. Separately, a landlord may not show or rent a vacant unit it knows has a current infestation (§ 1954.602(a)).

Who pays for bed bug treatment in a California rental?

The bed bug statutes do not say. The answer comes from the general habitability rules (the landlord must keep areas under its control free of vermin) and the tenant duties in § 1941.2, applied case by case. Ask counsel before charging a tenant for treatment.

How much notice does a landlord give before a bed bug inspection?

Entry to inspect a tenant's unit must comply with § 1954: reasonable written notice of the date, approximate time and purpose, with 24 hours presumed reasonable, during normal business hours. The bed bug law treats inspections the operator selects, and follow-ups, as a necessary service for that purpose.

Can a landlord evict a tenant for reporting bed bugs?

Not in retaliation. A good-faith notice of a suspected bed bug infestation starts the 180-day bar in § 1942.5(a), as long as the tenant is not in default on rent. A landlord acting on a separate good-faith ground must state it in the notice (§ 1942.5(g)).

Does a landlord need a licensed exterminator?

The bed bug inspection rules in §§ 1954.604 and 1954.605 refer to a pest control operator, defined as a Branch 2 licensee. A landlord who applies pesticide without a licensed operator must follow the notice rules in § 1940.8.5, including, generally, at least 24 hours' notice to affected tenants.

This is general information, not legal advice. Laws change; confirm the current text and your situation with a California attorney.

McKee Properties manages rentals from its Coronado office; contact us with questions about your property.

Sources

Verified October 19, 2026.

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