HMO Operators
Bed Bug Treatment for Landlords & Letting Agents — West Midlands
Swift, discreet bed bug heat treatment between tenancies or during tenancy disputes. Compliance documentation included. We invoice directly to property management companies.
Private Landlords
Letting Agents
Property Managers
60-Day Written Guarantee — Suitable for Landlord Records
Every treatment includes a written treatment report confirming method, scope, and outcome. Suitable for local authority EHO inspections, Section 11 compliance records, and insurance documentation.
*Subject to pre- and post-treatment preparation guidelines being adequately followed. Full terms & conditions provided at time of booking.Landlord Responsibilities
Your Legal Obligations as a Landlord
Bed bug infestations in rented properties raise complex responsibilities. Understanding your obligations — and acting swiftly — protects both your tenants and your investment.
Section 11 & HHSRS
Under the Landlord and Tenant Act 1985, landlords are required to keep properties free from serious health hazards. Bed bug infestations can constitute a Category 1 HHSRS hazard. Professional treatment with written documentation demonstrates compliance.
Deposit Deductions
Written evidence of a professionally treated property — before and after a tenancy — protects landlords if a dispute arises over bed bug liability at tenancy end. Our treatment reports are admissible as evidence for deposit deduction claims.
Between-Tenancy Treatment
Treating a property between tenancies eliminates any risk of passing an infestation to incoming tenants — protecting you from future complaints, compensation claims, and reputational damage.
Compliance Documentation
Every treatment includes a full written report — date of treatment, rooms treated, method used, and confirmation of outcome. Suitable for letting agent records, council enquiries, and insurance claims.
Common Questions
Tenant vs Landlord: Who Is Responsible?
The question of who caused a bed bug infestation — and who should pay for treatment — is one of the most common disputes between landlords and tenants. Here is the general position:
If Bugs Were Present at Move-In
If bed bugs were present before the tenant moved in, the landlord is generally responsible for the cost of treatment. A professional inspection or treatment before a new tenancy starts is the best protection.
If Bugs Were Introduced by the Tenant
If it can be demonstrated that the tenant introduced the infestation (for example, after a holiday or by bringing in second-hand furniture), the cost may be recoverable from the tenant’s deposit — but evidence is required.
During an Active Tenancy
In most cases, landlords are expected to arrange professional treatment promptly, regardless of cause — particularly to meet their duty of care under the Landlord and Tenant Act. Treatment costs can be pursued separately if tenant liability is established.
Our Advice
Treat first, dispute later. A property with an active bed bug infestation continues to deteriorate — and the legal risk of delay is greater than the cost of treatment. We can provide documentation to support any subsequent dispute.
How We Work With Landlords
Our Landlord Treatment Process
Initial Call
Call us on 0121 751 3341 or WhatsApp. We gather the property details, discuss access arrangements, and provide a fixed written quote — no call-out fee.
Flexible Scheduling
We work around tenancy dates, void periods, and access requirements. Between-tenancy treatments can be scheduled at short notice — often within 24–48 hours.
Professional Heat Treatment
Our technicians arrive discreetly in unmarked vehicles. Full heat treatment is completed in a single visit — no repeat treatments, no chemical residue, no disruption to neighbouring properties.
Compliance Documentation
You receive a written treatment report within 24 hours confirming the treatment date, rooms treated, method, and outcome.
Follow-Up
We contact you within 2–4 weeks to confirm the property remains bed bug free. If any activity is detected, we return at no additional charge under our 60-day guarantee.
Frequently Asked Questions
Landlord Bed Bug Treatment FAQs
01Do you invoice letting agents and property management companies directly?
02How quickly can you treat a property between tenancies?
03Will the treatment cause any damage to the property?
04Is your written treatment report acceptable for council EHO inspections?
05Can you treat an occupied property with tenants still living there?
When Heat Is Not Practical
A Second Option for Tenanted and HMO Properties
Heat treatment needs the property empty for a working day and a suitable power supply. In tenanted properties and HMOs that is not always achievable. Our technicians are now trained in desiccant dust application, which gives you a professional route when heat is not practical.
Tenants Who Cannot Vacate
Shift workers, tenants with young children, vulnerable tenants and anyone who simply will not clear the property for a day can stall a heat treatment indefinitely. A dust application is a short visit to the affected rooms.
HMO Reintroduction Between Rooms
In a shared house, treating one room does not stop bed bugs walking back in from another. Dust placed into the voids and runways between rooms keeps working for months, which is exactly the protection a one-off heat treatment cannot give you.
Access, Power and Void Periods
No suitable power supply, restricted access, or a property you cannot get a full day in — all common in a portfolio, and all reasons heat may not be deliverable when you need it.
Predictable Cost Across a Portfolio
From £300 for the first room, with a reduced rate for each additional room, makes budgeting straightforward for a single room flare-up, particularly where the alternative is deferring treatment and letting it spread through the property.
Heat treatment is still what we recommend where it can be done, and it is the only method carrying our 60-day written guarantee. Steam and desiccant dust treatment starts from £300 for the first room, with a reduced rate for each additional room, with HMOs and multi-property work quoted on inspection. Read more about desiccant dust bed bug treatment, or call 0121 751 3341 and we will tell you which method suits the property.
Screening at Building Scale
Bed Bug Detection Dogs
If you hold a portfolio, or an HMO where one flat keeps coming back, screening the neighbouring units is usually how you find out why. Bed bugs travel between units along service voids and shared walls, and treating the same flat repeatedly is a sign that the source has never been checked.
How canine screening works · Why detection dogs work, and where they don’t
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