Bed bug addendum
Bed bug addenda are legally required in NY, ME, AZ, and some cities. They should disclose the unit's infestation history and confirm the landlord — not you — is responsible for treatment, unless you're clearly the source.
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What it actually means
A bed bug addendum should do three things: disclose whether the unit or building has had bed bug problems in the last year, explain who pays for treatment, and describe the notification process.
The tenant-fair version puts remediation cost on the landlord unless there's clear evidence the tenant introduced the infestation. Aggressive versions charge you $500+ for any treatment, require you to prove you didn't cause it, or void the lease on the first infestation.
What it looks like in a lease
"Landlord discloses that the Premises have not had a bed bug infestation in the past twelve (12) months. Tenant shall notify Landlord within 48 hours of suspected bed bugs and shall be responsible for the cost of treatment if Landlord's licensed pest control operator determines Tenant introduced the infestation."
What to watch for
- Building history disclosure (required in NY: past year; other states vary)
- Who pays for treatment by default — should be landlord
- Whether the lease requires you to comply with 'preparation instructions' (bagging clothes, moving furniture) — reasonable, but read them
- Any clause allowing eviction after one bed bug incident
How to negotiate it
Ask: 'Landlord is responsible for treatment unless a licensed exterminator provides written findings that Tenant introduced the infestation.' Push back on any per-incident fee.
When it crosses into a red flag
- $500+ treatment fee charged to tenant by default
- Eviction on first infestation
- No history disclosure in a state that requires one (New York, Maine, Arizona)
- 'Tenant is presumed responsible for any bed bug infestation' — flips the burden of proof
Frequently asked questions
Who pays for bed bug treatment?
In most jurisdictions, the landlord unless they can show you brought them in. Treatment often runs $1,000–3,000 per unit; make sure the lease reflects the presumption in your favor.
Want to know how this works in your specific state? Read the Security deposit laws guide, or pick your state from the guide index.
Related clauses
General information, not legal advice. Clauses are interpreted differently across states and courts. For a binding interpretation of your specific lease, consult a licensed attorney in your state.
