(Written by Jonathan Kim)

A tenant and Landlord’s worst nightmare: bedbugs! These bloodsucking parasites spread easily and are tough to get rid of. While they are not known to spread diseases, bedbugs can inflict painful physical damage and inflict mental anguish if left untreated. When infestations are ignored or mishandled, the consequences extend beyond just physical and mental pain. Case in point: two individuals in Ventura were awarded a record-setting $1 million judgment, and the property owner was ordered to pay an additional $1 million in punitive damages as a result of a major bedbug infestation lawsuit. Bedbugs must not be taken lightly and require prompt remediation; otherwise, Landlords will face the risk of substantial liability and costly litigation.

In 2020, two guests, Alvaro Gutierrez and Ramiro Sanchez, checked into the Shores Inn in Ventura and immediately began experiencing bed bug bites as alleged in their lawsuit. The injuries from the bedbugs were severe enough to warrant the need to seek medical attention. The hotel has had complaints about bedbugs in the past, but the infestation persisted. After years of litigation and a lengthy Jury Trial, the jury awarded the two guests a combined total of $1 million in damages for their pain and distress as well as an additional total of $1 million in punitive damages. Following a case like this, it is important for Landlords to understand their legal obligations when it comes to bedbug infestations.

Bedbug infestations have become increasingly common in California. Major pest control businesses like Orkin and Terminix have listed Los Angeles as one of the most bedbug impacted cities in California with Long Beach following close behind as of 2025. Bedbugs can easily hitchhike onto luggage, clothing, or furniture; and Tenants could bring home an infestation without knowing until it is too late. Just a few of these pests is all it takes before they start breeding out of control.

Under California law, landlords have a duty to maintain rental units in a habitable condition, which includes addressing pest infestations such as bedbugs. Landlords cannot show, rent, or lease to a prospective tenant a vacant property that the Landlord knows has a current bedbug infestation. Landlords are considered to have been noticed, if a bed bug infestation is evident on visual inspection. Bedbug infestations have been known to exhibit the following signs:

• Small red to reddish brown fecal spots on mattresses, box springs, bed frames, mattresses, linens, upholstery, or walls.
• Molted bed bug skins, white, sticky eggs, or empty eggshells.
• Very heavily infested areas may have a characteristically sweet odor.
• Red, itchy bite marks, especially on the legs, arms, and other body parts exposed while sleeping. However, some people do not show bed bug lesions on their bodies even though bed bugs may have fed on them.

Landlords also have an obligation to provide written notice regarding bedbug information to prospective tenants. Usually this is given in the form of a lease addendum. The California Department of Public Health recommends that Landlords should train their staff members on bedbug surveillance, control, and prevention. Landlords are also recommended to keep written records of identified instances of bed bug infestations, responses to tenant complaints, and treatments and recommendations made by pest control operators.

Bedbug infestations can turn into a serious legal issue that can expose Landlords to substantial financial liability. As demonstrated in the case in Ventura, failure to act promptly and effectively can result in significant damages and costly litigation. Landlords must remain vigilant, informed, and proactive in addressing infestations to ensure compliance with California law. If you are facing a bedbug-related dispute or need guidance on your legal obligations as a landlord, contact Kendall Law today to schedule a consultation.