Few things are more stressful than finding bed bugs in a rental — and one of the first questions every NYC tenant asks is “who pays for this?” The good news: New York City has some of the strongest tenant protections in the country for bed bugs. I’m Jorge Bedoya, an Associate Certified Entomologist (ACE), and we treat these cases across all five boroughs — here’s the plain-English breakdown of the law and your options.
Who is responsible for bed bugs in NYC? (Your landlord, almost always)
Under the NYC Housing Maintenance Code, landlords must keep apartments safe, sanitary, and pest-free. A bed bug infestation is classified as a Class B hazardous violation, which means once you give notice, your landlord is generally required to inspect and arrange professional extermination at their expense — typically within about 30 days. Tenants are not expected to pay for remediation of a building-borne infestation.
Three laws every NYC renter should know
- The Bedbug Disclosure Form (NY State). Before you sign a lease, the landlord must give you a form stating the building’s bed bug history for the past year. Didn’t get one? Ask — it’s your right.
- Local Law 69 of 2017 (Annual HPD Report). Owners of multiple dwellings must file an annual bed bug report with HPD each December and give tenants the filing receipt (at signing and renewal) or post it in the building.
- The Housing Maintenance Code (Class B violation). Bed bugs are a hazardous violation the landlord must correct, generally within ~30 days of notice — and their duty extends to adjoining units and common areas, not just yours.
What to do if you find bed bugs in your rental
- Notify your landlord in writing (email or letter) and keep a dated copy. This starts the legal clock and your paper trail.
- Document everything — photos of bugs/bites, dates, and all communications.
- Don’t throw out your furniture on the curb. It’s usually unnecessary, it spreads bed bugs to your neighbors, and professional treatment saves most belongings.
- Don’t rely on store-bought sprays — they scatter bed bugs deeper into walls and adjoining units and rarely solve the problem.
- If the landlord won’t act, file with HPD via 311. HPD can inspect, issue a violation, and order extermination.
- Before withholding rent, get legal advice. Rent reduction and repair-and-deduct remedies exist, but the rules are strict — talk to a tenant attorney or legal aid first.
What proper remediation looks like
A real bed bug job is more than a spray. We confirm and map the infestation with canine bed bug detection, treat with conventional methods or thermal (heat) remediation plus encasements and follow-up, and — importantly for renters and owners alike — we document the work so it can be shown to a landlord, tenant, HPD, or managing agent. If you feel bites but no one can find a bug, our guide to mystery bites may help. See our full bed bug treatment service.
For landlords & property managers
Staying compliant means filing the annual Local Law 69 report, providing the disclosure form, and remediating promptly with documentation. We work with building owners and managing agents across NYC to treat infestations correctly the first time, assess adjoining units, and provide the paperwork that keeps you compliant and out of violation. See our property-management pest control.
ACE-certified inspection, treatment, and the documentation tenants and landlords need.
NYC bed bug law FAQs
Is my landlord responsible for bed bugs in NYC?
In almost all cases, yes. Under the NYC Housing Maintenance Code, landlords must keep apartments safe and pest-free, and a bed bug infestation is classified as a Class B hazardous violation. Once you notify your landlord, they are generally required to inspect and arrange professional extermination — typically within about 30 days of notice. The cost is the landlord’s responsibility, not the tenant’s.
What is the NYC bed bug disclosure form?
New York State law requires landlords to give every new tenant a Bedbug Disclosure Form that states the building’s bed bug infestation history for the past year before they sign a lease. If you weren’t given one, ask — it’s your right to know the building’s recent history.
What is Local Law 69 (the annual bed bug report)?
Local Law 69 of 2017 requires owners of NYC multiple dwellings to file an annual Bed Bug Report with HPD every December, covering the prior year. Owners must report how many units had infestations, were treated, and were re-infested, and must either give each tenant the filing receipt (at lease signing and renewal) or post it prominently in the building.
How long does my landlord have to fix a bed bug problem?
Because a bed bug infestation is a Class B violation under the Housing Maintenance Code, landlords are generally expected to correct it within about 30 days of notice. Report it in writing and keep a copy so the clock and the paper trail are clear.
Can I withhold rent if my landlord won’t exterminate?
Tenants may have the right to seek a rent reduction or pursue a repair-and-deduct or rent-withholding remedy when a landlord fails to remediate and the apartment becomes uninhabitable — but the rules are strict and the risks are real. Do not withhold rent without first getting advice from a tenant attorney or legal aid; doing it incorrectly can put you at risk.
How do I report bed bugs to the city?
Call 311 or file a complaint with HPD (the NYC Department of Housing Preservation & Development). HPD can inspect, issue a violation against the landlord, and order extermination. Report in writing to your landlord first and keep records of everything.
Do I have to throw out my furniture?
Usually not — and please don’t put infested furniture on the curb, which spreads bed bugs to neighbors and is often unnecessary. Professional treatment (heat, steam, encasements, targeted products) saves most furniture. A canine inspection can confirm exactly what is and isn’t infested before anything is discarded.
What if the bed bugs came from a neighbor’s apartment?
Bed bugs spread between units through walls, outlets, and shared spaces, so this is common in NYC buildings. The landlord’s duty extends beyond your unit — they’re expected to assess and treat adjoining apartments and common areas. Report it so the building, not just your unit, gets addressed.
Dealing with this pest now? See our bed bug treatment & K9 inspection — ACE-led, no contracts, all five boroughs. Call (347) 210-4646 for a free estimate.
Why New Yorkers choose NYE
Led by an ACE
Every job is overseen by Jorge Bedoya, an Associate Certified Entomologist (ESA) — not a call center.
No contracts
One thorough treatment with an optional 50%-off verification visit. No auto-renewal, no lock-in.
Elimination, not spraying
Resistance-aware methods — including our signature microinjection — that target the source, with documentation.
Licensed & local
NYSDEC Reg. #15140, serving all five boroughs since 2010. Fully bilingual (EN/ES).
Backed by science, not guesswork. Your treatment is led by Jorge Bedoya, an Associate Certified Entomologist (ACE) credentialed by the Entomological Society of America — correct pest ID, resistance-aware products, and a documented plan.
What happens after you call
- Fast response. Call (347) 210-4646 — same-day appointments are often available, including after-hours emergencies.
- Inspection & ID. We confirm the pest and find the source, not just where you saw it.
- Targeted treatment. A resistance-aware plan matched to the pest, explained before we start.
- Verification & prevention. Optional follow-up to confirm zero activity, plus reports and photos in your client portal.
