Trade body calls for better pest protection for tenants

National trade body British Pest Control Association (BPCA) is shining a spotlight on rising pest problems caused by unaffordable housing and lack of funding for proofing and maintenance, writes Jordan McCay, policy and campaigns officer at BPCA.

Taking steps to properly proof and maintain buildings is a key element in deterring pests – which is why BPCA always recommends a ‘prevention not cure’ approach.

If pests get into a building it doesn’t take long for them to find food, water and a safe space in which to settle down and breed.

And, while pests come in all shapes and sizes, something they tend to have is the ability to multiply rapidly in favourable conditions – so tackling the issue before an infestation becomes well-established is faster, cheaper and less distressing.

If you own the house you live in, BPCA always recommends choosing one of its members to deal with the issue quickly and safely.

But what if you live in rented housing?

Housing costs

The rental sector is rife with pest issues due to underfunding, absent landlords, and poor building maintenance.

Studies by the Chartered Institute of Housing show that housing costs are exponentially increasing while income stagnates, meaning significant proportions of the UK population will likely never own a home.

The Institute for Fiscal Studies (IFS) found 35 per cent of 25 to 34-year-olds in 2017 were homeowners, a decrease from 55 per cent in 1997, with the biggest fall among middle-income young adults.

Latest figures from the Office for National Statistics (ONS) show that in 2023, full-time employees in England could expect to spend around 8.3 times their annual earnings buying a home. The equivalent figure in Wales is 6.1 times their annual earnings.

Soaring house prices lead many people to renting privately or getting help from the government for housing.

UK housing stock

The age of housing structures can influence the likelihood of a pest infestation due to factors such as structural vulnerabilities, decay, and lack of modern pest control measures.

Older homes may have cracks, decaying materials, and historic features that attract pests like rodents and insects. Neglected maintenance and outdated construction materials can also exacerbate these issues.

One in six homes in England (15 per cent) and a fifth of homes in Wales (23 per cent) were built before 1900, according to the latest Valuation Office Agency data, which revealed the majority were built between 1930 and 1982 (46 per cent in England and 39 per cent in Wales) and only 7 per cent in England (and 5 per cent in Wales) were built in 2012 or later.

Social housing

Pest issues are extremely common in social homes due to chronic lack of funding leading to poor maintenance and few long-term strategies to control infestations.

Latest figures reveal that Scotland’s housing repairs backlog has reached nearly £6m, while the number of social housing tenants taking rat complaints to the Ombudsman has risen tenfold in the past four years, from 71 complaints in 2019/20, to 759 in 2022/23.

With lack of support, some social housing residents have resorted to DIY pest control, which can be extremely dangerous.

An 11-year-old girl from Shadwell died after her neighbour illegally imported a regulated substance – allegedly to treat bed bugs.

In November 2021, Jesmin Akter went online and ordered aluminium phosphide pellets from Italy – a regulated substance that requires a licence to import and use.

Akter scattered three times the recommended amount of the pellets around her home, which created a toxic gas when they reacted to moisture in her flat.     The gas travelled to a neighbouring flat which was home to an 11-year-old girl, who died in hospital the following month.

At an Old Bailey hearing in May, Akter pleaded guilty to importing a regulated substance. She had previously pleaded guilty to a charge of manslaughter.

She is due to be sentenced on 18 July 2024. 

In response to the tragedy, Tower Hamlets Council launched the ‘Kill Pests Not People’ campaign, which aimed to raise awareness of the dangers of buying pest control products online and advised residents to only purchase from reputable UK sellers.

Local authorities have a role to play in raising awareness around suitable pest control and councils that no longer offer pest control services can also support residents by signposting to BPCA members, who are endorsed by the Government’s TrustMark scheme and will: carry the correct insurances; be trained and qualified technicians; be assessed to the British Standard in pest management EN 16636 and follow BPCA’s Codes of Best Practice.

Private renting

Private landlords can be slow to react when infestation issues arise – even when tenants complain, or the infestation is the result of poor maintenance.

A 2023 survey by National Residential Landlords Association (NRLA) found that 44 per cent of private landlords include a pest clause in their tenancy agreement, placing all responsibility on the tenant.

However, 75 per cent of landlords fail to record the lack of pests at the property at the start of tenancy.

The lack of clarity on pest responsibility in private rental housing often causes delays in dealing with pests, allowing infestations to become established, or escalate significantly.

Awaab’s Law should be a positive step in the right direction.

The law ensures that private and social landlords in England must investigate reports within 14 days and start repairs within a further seven days.

Whilst Awaab’s Law will help in making sure pest infestations are dealt with swiftly, the grey area of who is financially responsible in the private sector will remain.

It is essential that pests are considered in the change of tenancies and that landlords take responsibility for maintenance where appropriate.

Impact on tenants

Pest infestations pose a direct risk to the health and safety of tenants. Many pests carry diseases that can be transmitted to humans, while others can cause damage to property. There are even those that can trigger a potentially fatal allergic reaction – such as the common wasp.

Then there is the mental strain and distress of living with a pest infestation – contaminated food, scratching noises in the ceiling or from cavity walls, droppings in food preparation areas, bites in the night and damage to pipework or electricity cables.

The stress of navigating the responsibilities of landlord vs tenant – particularly in an era of rocketing rents – can also be a major issue.

In cases where a structural or maintenance fault is allowing pest ingress, a slow response or inaction from the landlord could see tenants paying for pest control over and over again until the root cause of the problem is fixed.

Government action

Addressing these interconnected issues requires comprehensive action. Central government must prioritise affordable housing initiatives and allocate adequate funding for social housing maintenance.     Additionally, private landlords must be held accountable for property upkeep, including pest management, to ensure tenant well-being and safety.

Implementing comprehensive surveys before tenancy agreements, coupled with effective pest-proofing measures, can prevent infestations from taking hold.

Standardising these practices across the rental sector will also clarify responsibility ambiguities and hold landlords accountable for property maintenance.

Clear guidelines on pest responsibility and proactive pest management strategies are essential for fostering healthier living environments.