Key point in one sentence: Found bed bugs in a rented flat? Who pays isn’t a guess: follow the tenancy agreement if it says anything; if not, it comes down to who supplied the furniture and whether the bugs were there when you moved in — and never withhold rent unilaterally; negotiate in writing.
You’ve rented a flat, and after just a few nights the bed bugs start biting — the first question is usually: who pays for the treatment, the landlord or the tenant? The honest answer: Hong Kong has no law that settles bed-bug responsibility one way or the other. How it gets split comes down to three things: what the tenancy agreement says, when the infestation appeared, and where it came from. This article sets out the general principles, the negotiation steps, and three message templates you can copy and use. (This is general information, not legal advice; for a specific dispute, consult a lawyer.)
The principles: how responsibility is split
1. The tenancy agreement comes first
Under Hong Kong common law, unless the tenancy agreement expressly says the landlord is responsible for repairs, the landlord has no general duty to repair, and the tenant is taken to have accepted the flat in the condition it was in when they signed (the Community Legal Information Centre, CLIC, sets out this principle). The Estate Agents Authority also warns that repair responsibility is one of the most common sources of landlord–tenant disputes, and that the agreement should state who is responsible for what. So the first step is always: get the tenancy agreement out and read it — look for clauses on repairs, pests, or the condition of the flat.
One exception is worth knowing: if the flat is let furnished, there is an implied term that the flat must be fit for habitation at the start of the tenancy. In other words, if a furnished flat already had bed bugs when you moved in, the tenant’s case is much stronger.
2. Look at the timing and the source
Where the agreement is silent, in practice the split is usually negotiated on “when it appeared + where it came from”:
| Situation | Who usually pays | Why |
|---|---|---|
| Found within the first few days of handover / moving in | Landlord | The infestation already existed before the tenant moved in — the tenant didn’t bring it in |
| Furnished flat; the mattress or sofa itself has bed bugs | Landlord | The furniture was supplied by the landlord, and a furnished letting carries an implied requirement that the flat be fit for habitation when the tenancy starts |
| Appeared after living there a while — after the tenant travelled, or bought second-hand furniture | Tenant | The source is linked to the tenant’s luggage or belongings |
| Spread from a neighbouring flat, or a problem in the building’s common areas | Discuss with the landlord and the building management first | The source isn’t inside the flat, and one tenant can’t deal with it alone — the whole building has to act together |
| Source unclear | Negotiate a split, or get a company to inspect and identify the source | A professional inspection report can judge how long the infestation has been there and how it is distributed, which helps settle responsibility |
A reminder: don’t withhold rent to force the landlord to act. CLIC makes clear that the duty to pay rent and the landlord’s duty to repair are separate matters — a tenant can’t stop paying rent because the landlord hasn’t repaired something, and doing so can put the tenant in breach instead.
Five steps to negotiate with the landlord or agent
- Keep evidence first: photograph the bed bugs, faecal spots and bites, with dates on the photos; note down when you found them and where. Keep any photos taken when you moved in, too.
- Notify in writing: tell the landlord or agent by WhatsApp or email — not just by phone. A written record is the basis for any follow-up (templates below).
- Give a reasonable deadline: bed bugs spread fast, so say when you’d like a reply and arrangements — for example, within two working days.
- Get quotes together: suggest getting a pest-control company in to inspect and quote — the company can also judge whether the infestation looks new or old and where it came from, and that judgement is often the key to settling responsibility.
- Agree the money in writing before work starts: who pays, how much, and how many follow-up visits — agree it all first, so there’s no argument about the bill afterwards.
While you’re negotiating, keep up the basics on your side: wash bedding in hot water and tumble-dry on high heat, vacuum, and cut down clutter — don’t let the infestation spread while you’re still talking. For the full DIY steps, see DIY Bed Bug Removal Guide.
Message templates: change a few words and send
Template 1: First notice (polite version)
Dear landlord, I am the tenant of [flat/unit]. In the last few days I found bed bugs beside the bed in the bedroom, and I have photographed them — photos attached. Bed bugs spread very quickly, so I’d like to discuss getting a pest-control company in to inspect and quote as soon as possible, and then talk about how the cost is arranged. I will help with the clean-up and washing the bedding in hot water. Could you please reply within the next two days? Thank you.
Template 2: Found soon after moving in (the bugs were there at handover)
Dear landlord, I have just moved in, and today I found bed bugs and black faecal spots on the edge of the mattress (photos attached). From the distribution, they look like they were here before I moved in. The flat is let furnished, so I hope you will arrange for a pest-control company to deal with it — I will cooperate fully with the clean-up. I have attached my move-in documents and the photo dates for your reference. Thank you.
Template 3: Notified but no reply (firm version)
Dear landlord, I notified you in writing on [date] that the flat has bed bugs, and as of today there is still no arrangement in place. The situation is getting worse every day, and the bugs could spread to neighbouring flats. I hope you will confirm arrangements by [date]; if it helps, I can provide quotes from three pest-control companies for you to choose from. We can discuss how the cost is shared, but please don’t let this drag on any further. Thank you.
If you can’t agree, what else can you do?
- Rented through an agent: ask the estate agent to act as a go-between; if the agent’s conduct is the problem, you can raise it with the Estate Agents Authority.
- Tenancy disputes: consider the Lands Tribunal, or first seek help with mediation from a District Councillor or the Consumer Council.
- Building-wide issues: if the source is a neighbour or a common area, notify the building management, and if needed ask the Food and Environmental Hygiene Department for prevention guidance — but be prepared that bed bugs inside a private flat will ultimately still have to be settled between the landlord and tenant under the tenancy agreement.
Whoever ends up paying, bed bugs don’t go away on their own — the longer you wait, the wider they spread and the more expensive the treatment. If you can’t agree on the cost, try agreeing “who pays first, and we settle it afterwards” — better than arguing while nothing gets done. To understand why ordinary insecticide sprays so often fail, see Super Bed Bugs That Won’t Die: The Truth About Insecticide Resistance and What to Do.
Need a company to handle it?
If you’ve decided to hire a professional company (or want quotes to discuss with the landlord), see our Hong Kong Pest Control Company Directory, which lists contact details for 46 companies — ask each for a price and how many follow-up visits are included, then choose.
Sources
- Community Legal Information Centre (CLIC), “Landlord and Tenant”: https://clic.org.hk/cn/topics/landlord_tenant/all — the landlord’s repair duty is not an automatic legal requirement; the duty to pay rent is independent.
- Estate Agents Authority, Practice Q&A: repair responsibility should be set out in the tenancy agreement.
- Lands Tribunal cases citing Halsbury’s Laws of Hong Kong: a furnished letting carries an implied term that the flat is fit for habitation at the start of the tenancy.
(Written: 21 October 2026. This article is general information only and does not constitute legal advice.)