Rats and other vermin can cause endless damage to your property, give you legal nightmares and trash your reputation as a responsible landlord.
Readers will be aware of recent media reports about giant rats bigger than cats being discovered in domestic housing in the UK.
The Guardian recently ran a story about a “Cat-sized” rat which was found in Teesside town. The rodent was said to be 22in (56cm) long from nose to tail, found in the North East town of Normanby, where the rat problem is said to be steadily getting worse. The article cites council cuts as being to blame for the increasing incidents of rat infestations.
There’s been a surge in rat sightings across UK towns, exacerbated by the hot weather, spotted back alleys to suburban gardens. Landlords should be alert to the threat: these pest issues will inevitably escalate if not acted on causing property expensive damage, threats to tenant health and to your reputation as a responsible landlord.
That faint scratching in the walls at night that tenants might complain about, and that tell-tale pile of droppings behind the fridge, can quickly escalate into a major problem for the landlord. These are the early warning signs that these wily rodents are present; they often emerge from drains, spiral upstairs, enter the wall cavities, lofts and underfloor crawl spaces. These are the places where the rodents like to take up unauthorised residence. Once settled in they breed fast, and they undermine the integrity of the property.
The cost of ignoring the problem are tenant illnesses, legal action, compensation claims, insurance disputes, and your reputation wrecked.
Rats are becoming more common near housing with estimates suggesting up to 120 million rats are present in the UK, encouraged by milder winters, hot summers and inconsistent local refuse collections. Many local authorities no longer offer domestic pest control services either, especially rat removal, shifting the onus onto landlords, residents and private pest control companies.
Older properties in terraced rows with back alleys populated with rubbish bins and larger houses in multiple occupation (HMOs) are often the most vulnerable to rat infestations. They literally invite the creatures because they often have poor structural seals (holes in the masonry), cavity wall gaps, adjoining lofts and drain issues that give easy access. Waste areas in multi-occupied buildings with poorly contained food waste, if not managed effectively, are a real draw.
The case of the “22-inch rat” caught indoors in the North East recently has prompted local councillors to highlight the worsening infestation hotspots around neglected council land and rubbish piles.
Under the Housing Health and Safety Rating System (HHSRS), a severe rat infestation is classed as a Category 1 hazard which comes under “domestic hygiene, pests, and refuse” (Section 15). Such a diagnosis will trigger enforcement powers from the environmental health inspectors to issue improvement notices, or even prohibition orders and prosecutions.
If rats enter due to disrepair: holes in walls, broken vents, or leaking pipes landlords are liable and must act quickly to remedy the situation. Otherwise, tenants and local authorities are empowered to take legal action, or they can demand compensation through rent repayment orders (RROs) and disrepair claims.
Rats are disease carriers: leptospirosis (Weil’s disease), salmonella, hantavirus, rat-bite fever and more. One case which was widely publicised at the time in Folkestone featured a mother and her children who contracted Weil’s disease from rat-contaminated urine. The family had to be moved out and temporarily rehoused while extensive extermination and cleaning treatment were carried out.
Rats have sharp teeth, and they like to gnaw through anything and everything. They’ll chew through wiring (an electrical fire risk), water pipes (flood risk), skirting boards, floorboards and even structural timbers like the main floor joists. One report of a bad infestation had a Bristol family living through months of property repairs after rats wrecked the electrics and contaminated their home. The result for the owner was thousands spent on pest removal and property repairs.
Rat infestations in particular quickly attract media attention. These days tenants have access to the plethora of social media available to expose landlords to public ridicule. When the landlord databases become available after the implementation of the Renters’ Rights Bill another avenue of drawing attention to landlords’ failings will open up, as well as the usual posting of online reviews. Complaints soon escalate to the press, and local councillor and MP involvement.
It is often thought that once a property is occupied by a tenant landlords can wash their hands of vermin infestation problems, the responsibility transferring to the tenant. This, in reality, is not necessarily the case.
A landlord’s liability emerges if pests can enter due to structural defects or when there are pre-existing infestations. A landlord has a liability for the integrity of the main structure of a rental property as set out in the landlord’s repair obligations under Section 11 of the Landlord & Tenant Act 1985, and the HHSRS standards
Tenants on the other hand could be held responsible if poor hygiene or improper waste storage is attracting the pests. This is often difficult to prove without excellent documentary evidence so landlords should document all these types of failings in their regular tenancy inspections and communicate the failings clearly to tenants both orally and in writing. Tenancy agreements should include clauses that clarify the responsibilities placed on the tenant.
Areas of concern are often the common parts areas in flats and HMOs. Pests in these common areas, communal gardens, hallways or common rooms are the landlord’s responsibility.
Landlords and agents should always fully inspect before tenancies commence, during the regular inspections and respond promptly to any signs of vermin present.
Rats leave droppings in kitchens, behind appliances, along skirting boards, in attics and crawl spaces below floorboards. These have the appearance of dark grains up to 20mm long. Telltale gnaw or scratch marks on wood, electric cables and plastic piping, smear marks along walls and rustling scratching noises at night in void spaces are clear signs of their presence.
Use all your senses including smell to detect unusual odours or observe pet behaviour. Rats will emit a musky smell, and dogs or cats may act in an agitated fashion. If tenants report any of these symptoms you should take them seriously. Encourage your tenants to report issues swiftly - it’s far better to catch a rat early than have to battle a large infestation later on, when they’ve had time to breed.
As giant rats have the potential to invade the UK, the experts at garage clearance company Rainbow Rubbish removals have provided advice on preventing rats in the home - rat populations peak from August to October. Expert comment has also been provided by Miroslav Radov, owner of Rainbow Rubbish Removals.
Rats seek areas where they can find food, and they will eat almost anything. Therefore, ensuring that you have eliminated any food or water sources that they could feed off is crucial. For example, food waste, pet food, or any food that may be unsealed will all serve in attracting rats and eliminating this means that the rats will be forced to leave the home or the area in search of food.
Miroslav Radov comments: “If there is no available food source, rats will be less likely to reproduce, which can aid in ensuring that rat numbers don’t multiply in your property. Food and water sources are one of the primary reasons rats enter homes, and by eliminating this motivation, the rats are much less likely to enter and more importantly, less likely to stick around.”
Rats can squeeze through very small holes, sometimes as small as 20mm in diameter, roughly the size of a 10p coin. This makes inspecting the home for entry points during seasons of increased rat activity such as late summer-autumn crucial. By identifying these small potential entry points, you can highly decrease the risk of rats entering the property, eliminating the risk of health hazards.
Focus on gaps in low level foundations and pipes. Cracks in any walls or doors can also be entry points for rats, so be sure to check for any damage and if found, take the needed steps to seal these potential points of entry. Be sure to also examine vents for gaps, as well as looking for gaps under any decking or sheds.
Radov suggests: “Whilst inspecting for entry points, check for signs of rat activity. This could be droppings, scratching or scurrying noises, or nests and nesting materials. If you are unsure or unable to adequately check the property for entry points, pest control professionals are able to identify all the smallest entry points, and if you find signs of rat activity, they can also help to eliminate any rat problem or infestation.”
Limiting the potential for rat habitats can help keep them away from the property, and instead, seek somewhere else where they have what they need to survive. To do this, eliminate food sources and seal entry points and previously mentioned. Additionally, be sure that [tenants] regularly clean food spills and empty garbage often. Another key consideration in potential rat habitats is to minimise clutter in the property and garden. Clutter can serve as a great hiding or nesting place for rats, making it more likely for them to make themselves at home in the property.
Radov advises: “It is also important to check for any moisture issues and sources. For instance, any leaky pipes or taps can be appealing for rats who seek a readily available water source, and damp conditions, which can attract other pests that act as a food source for rats.”
There are various natural environmentally safe deterrents you can use to deter rats and decrease the chances of them entering and nesting in a home. Apply these in areas where rats are likely to be or to enter, such as near entry points, in cupboards, or around bird feeders in gardens.
Peppermint Oil’s strong and pungent scent is known to irritate rats due to their strong sense of smell. However, don’t rely on this as a long-term solution alone, and be sure to follow other key steps such as eliminating food sources, as they could become accustomed to the smell and still be motivated to enter if food is available.
Essential oils such as eucalyptus create an environment that's unbearable for rats, due to its potent smell, encouraging them to leave. However, this again comes with a strong warning, as it may not be enough of a solution if it isn’t used in conjunction with other methods of deterrence.
Rats dislike Cayenne Pepper due to its strong and spicy scent and taste, which can deter them from entering the space in which this pepper is present. However, there is always the present risk that rats may learn to tolerate this smell as well, if there is an active food source available nearby. Therefore, always combine this with other methods.
One of the most important and simple steps occupiers can take to prevent rats is to maintain good levels of hygiene, cleanliness and ventilation. By nature, rats are attracted to unsanitary environments as well as a lack of airflow. This makes a clean and well-ventilated space less appealing and more difficult to survive in for rats.
Radov states: “Ensure that tenants regularly vacuum and mop, taking extra care in spaces such as kitchens which can harbour crumbs and food waste which attracts rats. Dispose of waste appropriately and securely, and if needed, invest in a rodent proof bin with a tight-fitting lid. Keep attics and spaces within the home should be well ventilated, to discourage rats from crawling and nesting in these spaces. Also be that tenants tend gardens and trim overgrown bushes and plants - rats can hide within these.”
Miroslav Radov - https://rainbowrubbishremovals.co.uk/service/garage-clearance/
Bring in the professionals, ideally a British Pest Control Association (BPCA) registered pest controller.
Secondly, document everything with date stamped messages, photos of droppings and keep logs of treatments used and contractor invoices.
Find the root causes and take preventative measures as set out above. Seal all holes and property defects, fix drains, improve waste storage and keep your tenants informed at every step of the way.
If you have an infestation that is really severe you may even need to relocate your tenants temporarily and coordinate cost-sharing with your insurers – see Total Landlord Insurance
Make sure you follow-up with inspections after treatment to confirm eradication and provide a suitable documented risk assessment. Finally, educate your tenants by giving them guidance on storing food, sealing waste, and reporting signs early.
The skills you learn as a landlord or letting agent serve you well in carefully developing your people skills. If you find that your tenants are contributing to the problem, perhaps by hoarding rubbish or leaving food exposed, avoid directly blaming them.
Offer tenants education with simple leaflets or tenancy information packs that discuss hygiene and pest prevention. Keep your discussions based on solutions rather than fault finding; talking about someone’s hygiene in the home is a highly sensitive area where you can quickly cause offense. Be subtle about it.
If the worst happens and disputes arise, your evidence collecting will stand you in good stead when you seek the assistance of the local authority or PRS ombudsman when this arrives through the Renters’ Rights Bill. There’s also the Redress Scheme mediation service - https://www.propertyredress.co.uk/
Check your landlord’s insurance policy—is rodent damage covered? Would fire/electrical and flood damage caused through gnawing be claimable? If you use a letting/managing agent, make sure your agreement with them includes pest management protocols. Always use a BPCA-registered professional service, using fully qualified and insured operatives.
Rats in rental properties are more than a nuisance — they’re a serious health risk for tenants, a risk to the property and to the landlord. But the good news is, infestations are easily preventable with regular inspections and a few simple precautions as outlined above. Take the trouble to do these things and your tenants will thank you for it.
[Main image credit: Denitsa Kireva]
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