are landlords liable for pest control costs?

stellaforstar

hi there - I have a really quick landlord/tenant question im hoping someone might be able to advise me about...

we are currently renting our top floor one bed flat and the tenants have mentioned they think there are mice. now, this is one of many things they have complained about in the month they have been in the property and we lived in the property for 5 years before they moved in, and have rented it out twice before, and have NEVER EVER had problems with mice. downstairs neighbours have not seen any and there are no droppings to be seen as proof. so i am somewhat sceptical and am suspicious they are looking for reaons to get out their contract early.

anyway, i have told them that if they still think there is a problem they should call the council and arrange for the pest contrl team to come out. this will cost £100. who is liable for this? should we as landlords have to pay?

we are in a similar situation as the property we are currently renting ha s awasps nest in the roof and we have had to call out the pest control team, and take half a day off work to be at home whilst its done. should i charge the landlords for the cost of the work?

there is nothing in either rental contract that makes it clear so it seems to be subject to opinion.

many thanks.

Cannon_Fodder

The landlord should pay. If not dealt with, they could have Environmental Health on their case, tenants to temporarily re-house etc...

stellaforstar

thank you - i thought it would be LL costs, but wanted to be sure

poppysarah

Ask for an inspection of the property. Food left out is what attracts mice, but also check outside waste is being put in bins properly.

You can buy mouse traps and bait - you don't actually need anyone to do it for you. But don't get the sticky traps and they're revolting - you have to put them in the bin and the mice are still alive. yak!

Of course paying for council pest control might get you a report on the state of the property and then if they put it down to poor house hygiene then charge them for it.

tootsmyboots

Does it depend on the pest then? As when we were renting we became infested with ants in our kitchen and we were told it was our responsibility. We paid a man £65 to spray the nest safely as there were thousands of them and we couldnt kill them ourselves (we tried!)

stellaforstar

i dont think its to do with rubbish, they seem quite clean tenants themselves, and the neighbours downstairs are fairly tidy out the back (the rubbish bins are kept at the front) but i would need to inspect the back myself to check how clean its actually being kept. the things that i wondered was that the tenants said the mouse was on the window sill outside the bedroom - is this possible? how does the mouse get up there? with a little mouse ladder ?

i just find it a bit odd that in all the years we have owned and rented out this flat, we have never ever had an issue with pests - we lived in the property ourselves for 10 months before renting out this latest time and never saw anything of the like. now these tenants are calling us up every 5 mins complaining about something.

or it could be that the new neighbours downstairs are quite messy out the back and its atracting pests - the front of the property certainly has gone downhill since they moved in and looks a right state.

sigh... how i wish we could have sold this flat and not had to rent it out...

G_M

Both ants and mice can be removed quite easily. First remove the source of attraction as mentioned: crumbs, food waste etc. Second place traps and/or poison from hardware store/B&Q etc.

the tenants said the mouse was on the window sill outside the bedroom

Top floor? Sounds unlikely! What access is there to the window cill? Any holes in the brickwork....?

stellaforstar

i dont think there are any holes in the brickwork, but i would need to look closely - the only thing i can think is they are running through the drain pipes outside? tenant said she thinks they are knawing through the pipes. tough teeth theyve got these mices....

surely downstairs would have more of a problem with them if they were about?

tbs624

stellaforstar wrote: »

i dont think there are any holes in the brickwork, but i would need to look closely - the only thing i can think is they are running through the drain pipes outside? tenant said she thinks they are knawing through the pipes. tough teeth theyve got these mices....

They do indeed have "tough teeth" and they can climb through ducting etc , and the smallest of gaps etc. See here and here for the standard info given out by Council EHOs.

As you say it's a top floor property , do you have access to any roof voids? Arrange to visit your Ts, inspect property and any "evidence", discuss, and agree a plan of action. Next, write to the T thanking them for bringing it to your attention and noting down what you have agreed: what you will do and what preventative action you have asked them to take. Keep a copy.

Remember that any costs incurred by you in getting rid of mice are bona fide expenses which you can set down against your rental income.

Cheaper to deal it with now than when the mice have chewed thru your electrics and plunged your Ts into darkness and/or prevented them from watching Jeremy Kyle on their flatscreen telly.;)

greenmoneysaver_2

The pest controller should be able to give a report as to whether tenant actions have attracted the pest. We have just had clothes moths!!!!!!!!!!!! The chap confirmed to the agent it isn't to do with lack of cleanliness, or our animals etc, just bad luck, and so LL paid.

However I think if it were mice in a top floor flat I would look at the tenants food storage, mice only go that far to get food, and they may be clean, but the mice will eat the backs of boxes and packs and you need to really rummage through all the cupboards to find evidence.

tbs624

greenmoneysaver wrote: »

The pest controller should be able to give a report as to whether tenant actions have attracted the pest. We have just had clothes moths!!!!!!!!!!!! The chap confirmed to the agent it isn't to do with lack of cleanliness, or our animals etc, just bad luck, and so LL paid.

Slightly OT, but "the chap" was probably looking to get a quick job done , & paid up for asap.

Have a look at what Which.co.uk say -

"Regular vacuuming

Clothes moths thrive in dark, warm, humid and dirty conditions. Cleaning thoroughly and vacuuming regularly – especially along skirting boards – will help eliminate eggs or caterpillars and provide a much less attractive breeding site.
Never rely on deterrents and traps as a substitute for cleanliness.
The following advice should help you keep your home free of clothes moths:

• Only store clothes that are clean and dry, and check them.
• Regularly vacuum and clean and air cupboards and wardrobes.
• To protect a designer suit or wedding dress, keep it in a plastic box with a lid or a bag with a tight seal.
• Regularly check for any signs of clothes moths or their caterpillars – pay attention to cuffs, inside pockets, turn-ups and linings."

Assuming the property was provided to you in good condition I think you have a generous LL, who was also probably worried about his own soft furnishings/carpets.

Mice are a different matter.