Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
In the city of San Diego, about 279,300 of 530,400 occupied homes, or 52.7 percent, are rented, according to the U.S. Census Bureau’s 2020 to 2024 American Community Survey (Homzora San Diego dataset, Table B25003). The median gross rent is $2,313 a month (Homzora San Diego dataset, Table B25064). Rodents, roaches, bed bugs, and mold are among the most common problems renters face, and the law usually expects landlords to keep a home fit to live in.
This guide explains what California law and any local rules in San Diego say about pests, bed bugs, and mold, how to report a problem, and what to do if the landlord does not respond.
What California law says
Under California’s habitability statute, a rental is untenantable if areas under the landlord’s control are not kept clean and free of rodents and vermin; a unit described as substandard in Health and Safety Code 17920.3 is also untenantable (Cal. Civ. Code § 1941.1(a)(6)). Infestation of insects, vermin, or rodents, as determined by a health officer or trained code enforcement officer, makes a building substandard under state housing law (Cal. Health & Safety Code § 17920.3(a)(12)). Visible mold growth, as determined by a health officer or code enforcement officer, is a substandard condition (minor mold on surfaces that normally get wet, like a shower, is excluded). The section was most recently amended by SB 1465, effective January 1, 2025 (Cal. Health & Safety Code § 17920.3(a)(13)).
A California landlord may not show, rent, or lease a vacant unit the landlord knows has a current bed bug infestation; visible evidence of bed bugs counts as notice (Cal. Civ. Code § 1954.602). Landlords must give tenants written information about bed bugs and how to report a suspected infestation; required in new leases from July 1, 2017 and for existing tenants by January 1, 2018 (Cal. Civ. Code § 1954.603). After a pest control operator inspects for bed bugs, the landlord must notify affected tenants of the findings in writing within two business days (Cal. Civ. Code § 1954.605 (AB 551, 2016)).
Landlords must disclose in writing to prospective and current tenants known mold that exceeds permissible exposure limits or poses a health threat, but this duty does not apply until the state adopts mold exposure standards (Cal. Health & Safety Code § 26147).
San Diego rules and reporting
City of San Diego residents report substandard housing to the City’s code enforcement office at (619) 236-5500; the County housing program does not serve the City of San Diego (San Diego County DEHQ Housing Complaints).
Free help in San Diego
Every California superior court has a self help center (California Courts Self Help Guide, Eviction). For other services, call 211 (211.org).
Signs of a pest or mold problem
- Droppings, gnaw marks, or nests in cabinets, closets, or behind appliances.
- Small blood spots or dark stains on sheets and mattress seams, which can signal bed bugs.
- A musty smell, visible mold growth, or recurring condensation on walls and windows.
- Water stains on ceilings or walls, which often point to a leak feeding mold.
- Insects appearing in multiple rooms or returning after you clean.
How to report it the right way
- Tell the landlord in writing as soon as you notice the problem, and describe what you see and where.
- Attach dated photos or video, and save any pest you can safely capture in a sealed bag.
- Ask when treatment or repairs will happen and who will do them.
- Prepare the unit as the exterminator instructs, and keep a copy of those instructions.
- If nothing happens, contact the local code enforcement or health office listed above.
A sample repair request
Date: 2026. To: [landlord]. Re: [Pests] [Mold] at [address]. Since about 2026, I have seen [describe the problem] in [rooms]. Photos are attached. Please arrange [treatment] [repair of the leak and removal of the mold] as soon as possible and tell me when someone will come. I will prepare the unit as needed. Sincerely, [name].
Bed bugs: what helps
- Do not move furniture or bedding to other rooms or throw it on the curb untreated, which can spread bed bugs.
- Wash and dry bedding and clothing on high heat.
- Keep clutter off the floor to make treatment more effective.
- Tell the landlord before you treat on your own; some laws and leases require professional treatment.
- Check used furniture carefully before bringing it home.
Mold: prevention and cleanup
Mold grows where moisture stays. Use bathroom fans, open windows when weather allows, wipe condensation, and report leaks right away. Small areas of mold on hard surfaces can often be cleaned with soap and water, but large areas, mold caused by a leak, or mold inside walls usually need the landlord to fix the moisture source. If anyone in your home has asthma or another health condition that mold may affect, talk with a doctor and mention it in your written request.
Who pays for pest control
Who pays depends on state and local law, the lease, and sometimes on who caused the problem. Many laws put the duty on the landlord to keep the unit fit to live in, while tenants are expected to keep their own unit reasonably clean and to report problems promptly. Read your lease, and ask the landlord in writing to explain any charge for pest treatment.
Mistakes to avoid
- Waiting to report. Infestations and mold spread quickly.
- Reporting only by phone. A written record shows when the landlord was told.
- Withholding rent without following the law. Rent remedies have strict steps.
- Using strong chemicals on your own. Some products are dangerous indoors and can scatter pests.
Before you sign a lease
- Ask whether the unit or building has had pests, bed bugs, or mold in the past year.
- Look under sinks, inside cabinets, and around windows for droppings, stains, or water damage.
- Ask how pest control is handled and how often the building is treated.
- Ask how quickly the landlord responds to leaks.
Build your evidence file
Landlord and tenant disputes are usually decided by documents. Keep these together from the day you sign:
- The signed lease, every addendum, and every renewal.
- Receipts or bank records for the deposit and each rent payment.
- Dated photos and video of every room at move in and move out.
- Copies of every repair request and the landlord’s replies.
- Every notice you send or receive, with proof of delivery.
Keep copies somewhere other than your phone, such as an email to yourself, so they survive a lost device.
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
Shared walls and building wide problems
Pests travel between units through walls, pipes, and hallways, so one tenant cleaning alone often cannot solve the problem. Talk with neighbors, and if several units are affected, ask the landlord in writing for a building wide plan. Some local laws require landlords to inspect or treat neighboring units, as noted above where it applies.
Keeping records
Keep a simple log of each sighting, report, treatment visit, and follow up, with dates and photos. Save the exterminator’s instructions and any inspection reports. Those records are the most useful evidence if you need code enforcement, a court, or a legal help office to step in.
Preparing for a pest treatment
Treatments work best when the unit is ready. Exterminators commonly ask tenants to clear cabinets and closets, move furniture away from walls, bag clothing and linens, and keep pets and people out for a set time. Ask for the written preparation list and the products to be used, follow it closely, and photograph the prepared unit. If you need help preparing because of age or disability, ask the landlord in writing for a reasonable accommodation.
Organize service appointments and room information
When a service appointment is arranged, keep the provider’s instructions separate from your own notes. Record the contact, scheduled window, rooms or locations discussed, and the exact preparation instructions supplied. If an instruction is unclear, ask the provider to explain it before acting. Do not substitute a checklist found online for directions specific to the service, property, and situation.
Make a simple room reference sheet using ordinary labels such as kitchen sink cabinet or bedroom window. Use the same labels in messages and photographs so that another person can identify the location you mean. A photo filename containing the date and room is easier to reconcile with an appointment note than an unexplained image number. Preserve the original images, and identify any annotated copies as working copies.
Keep observations limited to what you can actually describe. Record where and when something was noticed without claiming that a photograph establishes its identity, cause, extent, or health significance. Leave diagnosis and treatment decisions to an appropriately qualified provider. The paperwork should not require you to touch, disturb, collect, or test an unknown material. Do not delay an appropriate response in order to obtain a more complete record.
After an appointment, save any written service description and follow up instructions. Check whether another visit has been scheduled or merely suggested, and record whom to contact with questions. If household members need to coordinate routine tasks, assign each task only after the provider’s instructions are clear. Keep a separate list of belongings moved for the appointment and where they were placed, so they can be located afterward. This section concerns organization and communication only. It is not treatment guidance, a health assessment, or a determination of anyone’s legal responsibilities.
For related practical planning, visit the city housing hub and Moving to San Diego in 2026: Rent, Housing, and Commute Data for Renters.
Frequently asked questions
Does my San Diego landlord have to pay for an exterminator?
Often, under the habitability rules described above, though the details depend on state and local law and on what caused the problem. Ask in writing and keep the reply.
Can I break my lease over mold or pests?
Sometimes, if the problem makes the unit unfit to live in and the landlord fails to fix it after proper notice, but the steps are strict. Get advice from a free legal help office before you move out.
Who do I call if the landlord ignores me?
Use the local code enforcement or health office described above, and keep a copy of your written requests to show what you already asked for.
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- Homzora San Diego dataset, Table B25003
- Homzora San Diego dataset, Table B25064
- Cal. Civ. Code § 1941.1(a)(6)
- Cal. Health & Safety Code § 17920.3(a)(12)
- Cal. Civ. Code § 1954.602
- Cal. Civ. Code § 1954.603
- Cal. Civ. Code § 1954.605 (AB 551, 2016)
- Cal. Health & Safety Code § 26147
- San Diego County DEHQ Housing Complaints
- California Courts Self Help Guide, Eviction
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint