Who pays for pest control in a NSW rental — landlord or tenant?

Pest control is one of the most common friction points between landlords and tenants, and the answer usually comes down to two questions: was the problem already there, and what caused it? This guide sets out the NSW rules in plain English, sourced from NSW Government guidance under theResidential Tenancies Act 2010, including the 2025 changes to pet clauses that catch a lot of people out at the end of a lease. It's written as a reference for tenants, landlords and property managers alike.

When is the landlord responsible?

Landlords are generally responsible for pest and vermin issues that occur at the start of the tenancy. This flows from the landlord's duty to provide premises that are reasonably clean and fit to live in. So if the property already had cockroaches, mice or another pest when the tenant moved in, sorting it out is the landlord's job.

The landlord is also responsible where an infestation is caused by a structural issue — for example, a hole in the wall that lets pests in. That points back to the landlord's repair and fitness obligations, not the tenant's conduct. Damp, gaps and disrepair that invite pests sit on the landlord's side of the line.

When is the tenant responsible?

Tenants are generally responsible for getting rid of pests and vermin if the issue arises after they've moved in and it was caused by the tenant's activities or lack of cleanliness.The example NSW Government gives is a tenant who hasn't removed rubbish that's attracting cockroaches, ants or mice.

In short: if the tenant's own behaviour created the conditions — food waste left out, rubbish not removed, poor hygiene — then dealing with the resulting infestation is generally the tenant's responsibility. The practical test isn't "who found it," it's "was it pre-existing or structural (landlord), or caused by how the tenant lived in the place (tenant)?"

Is end-of-lease pest control mandatory?

Not by default — and this is where the 2025 rules matter. Under the NSW pet rulesin force from 19 May 2025, a landlord generally cannot require professional cleaning or fumigation at the end of a tenancy, except where the landlord has consented to a pet and attaches a reasonable condition to that consent.

Even then, the condition is limited:

• A condition requiring professional fumigation at the end of the tenancy is only permitted (must be "reasonable") if the animal is a mammal and lives indoors.
• A condition requiring professional carpet cleaning is only reasonable if the animal will live indoors and it's appropriate for that type of animal.

So an outdoor-only pet, or a non-mammal, generally doesn't attract a lawful fumigation condition. Where a landlord has lawfully attached an end-of-tenancy fumigation condition as part of consenting to an indoor mammal, the tenant is bound by that agreed condition. If you're not sure whether your agreement contains a valid pest condition, read the additional terms of your tenancy agreement and, if in doubt, contact NSW Fair Trading or the Tenants' Union.

If you do need an end-of-lease flea treatment with a certificate your agent will accept, ourend-of-lease pest control service starts from $150.

Can the landlord charge more bond for a pet?

No. A landlord cannot require an increased bond or increased rent as a condition of consenting to a pet. Pet consent can carry reasonable conditions (like the indoor-mammal fumigation condition above), but a bigger bond or higher rent isn't one of them.

What if we can't agree?

If a landlord and tenant can't agree on who's responsible for a pest problem or an end-of-lease cost, the dispute can be taken to NSW Fair Trading's dispute resolution service, and ultimately to the NSW Civil and Administrative Tribunal (NCAT). A few practical tips that help either side:

• Report pest issues in writing as soon as they appear, so there's a dated record of when the problem started.
• Keep the entry condition report and any move-in photos — they're the best evidence of what was pre-existing.
• Keep receipts and certificates for any treatment done.

What does end-of-lease treatment involve and cost?

Where a treatment is genuinely needed — most often a flea treatment after keeping a pet — a professional end-of-lease job treats carpets, subfloors and yards and provides a certificate for the agent. Southern Pest Co charges from $150, with the certificate and our Return & Re-treat Guarantee included. Property managers handling a whole rent roll can also see our real estate and property management page.

References

These are the primary NSW sources this guide relies on:

• NSW Government — Pests or vermin in a rental property
• NSW Government — Pets in rentals (rules in force from 19 May 2025)
• NSW Government — Residential tenancy agreements (Residential Tenancies Act 2010)
• Tenants' Union of NSW — Renting with pets in NSW

This guide is general information, not legal advice. For advice on your situation, contact NSW Fair Trading or the Tenants' Union of NSW.

Need the treatment and the certificate? Ourend-of-lease pest control starts from $150 —get a free quote.