We explain how to handle pest infestations in rental properties and who bears the cost. A rental property specialist covers everything from where to report, who pays for extermination, to preventive measures.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
If cockroaches or pests appear in your rental property, the first thing to determine is the source of the infestation. If they appear shortly after moving in (within 1–2 months), the cause is likely structural issues with the building or conditions left by the previous tenant, and in these cases the property manager or owner almost always covers the extermination costs.
Most pest problems in rental housing can be prevented through prevention before and immediately after move-in. Learn entry routes and pre-move prevention strategies for cockroaches, dust mites, ants, midges, and centipedes, plus how to choose and use fumigation treatments, bait stations, and pest prevention sprays, and understand cost responsibility rules—explained in detail by experts.
Pest problems in rental properties can be significantly reduced with proper knowledge and preventive measures. From pre-move-in preparations to daily living habits and responses to infestations, real estate professionals explain practical pest control strategies in detail.
When pests such as cockroaches, rats, or termites appear in rental apartments, responsibility for the cost depends on the situation. Whether the infestation existed before move-in or resulted from poor maintenance after moving in—this guide clarifies the legal responsibilities of both landlords and tenants and the principles of cost allocation.
Conversely, if pests appear several months or more after moving in, your living habits (food storage, trash disposal frequency, ventilation, etc.) may be the cause, and you may be responsible for the cost.
First, contact your property manager to report the situation and confirm cost responsibility in advance. If you arrange a professional exterminator on your own, you may find the costs are not covered later, so be careful. In addition to verbal contact, report via email or property management app to create a record, which helps prevent problems later. If you'd like to take preventive steps before moving in, see our guide to pest prevention before moving.
Cockroaches
The most common pest in rental disputes. The main entry points are:
Cockroaches prefer warm, dark places. They tend to nest behind refrigerators, under sinks, and under bathroom vanities—check these areas carefully. Older buildings have more gaps around pipes, increasing the risk of entry.
Mites and Fleas
These often appear on carpets, bedding, and sofas, regardless of whether you have pets. They multiply rapidly at humidity above 60% and temperatures above 20°C, making the rainy season through summer especially risky. Since mites are invisible, you often don't notice them until you develop itching or skin irritation. Regular cleaning, ventilation, and bedding-drying are your best prevention.
Termites
Termites are a high-risk pest in wooden and older buildings. They damage the underfloor, posts, and interior walls, causing serious harm to the building structure. By the time you notice them, the damage is often extensive, so report any discovery to your property manager immediately. Termite treatment is almost certainly the owner's responsibility, but since ignoring them damages property value, owners want to act quickly.
Drain Flies and Fruit Flies
These breed in dirty drain pipes and rotting organic matter (food waste, plant root rot, etc.). Because they're tiny, they're easy to overlook, but they can multiply rapidly. Keeping your water fixtures clean and using pipe cleaner in drains once a month can significantly prevent infestations.
Cost responsibility for pest extermination in rentals is determined based on the Ministry of Land, Infrastructure, Transport and Tourism's "Guidelines on Restoration to Original Condition and Related Disputes."
Cases the Owner Covers
Cases the Tenant Covers
Cost Estimates (Professional Exterminator)
If you have a dispute with the owner over costs, you can use the Ministry of Land, Infrastructure, Transport and Tourism's real estate consultation office or your prefectural real estate association's consultation service.
Taking steps right after moving can greatly reduce pest risk. For more detailed seasonal strategies, see our Complete Rental Pest Prevention Guide.
Proper Response When You Find Pests
When you spot a cockroach, setting bait to destroy the nest is more effective long-term than chasing it with insect spray. Spray kills individual insects but won't reach the nest. Using too much insecticide also risks pests developing resistance to the chemicals.
Daily Prevention Habits
When reporting pest problems to your property manager, providing the following information helps them respond quickly:
Objective descriptions like "appeared shortly after moving in" or "I can't identify the cause" are important for negotiating cost responsibility. If the property manager responds slowly or insincerely, you can also contact the Ministry of Land, Infrastructure, Transport and Tourism's real estate consultation service or a consumer affairs center.
Pest problems multiply rapidly if ignored and become harder to control. Early detection, reporting, and treatment are the best ways to minimize cost and effort.
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