California · Habitability Protocol

Bed bugs, by the book.

A tenant reported bed bugs — or you spotted them. California's §1954.600 series runs on tight, specific deadlines. Work the four questions before you call an exterminator or send a single notice.

How did you learn of it?

You owe no duty to inspect until you have notice — but evidence visible during any inspection is deemed notice under §1954.602(b).

Written report from the tenantText, email, or maintenance request — dated Verbal or secondhand mentionTenant or neighbor told you in passing You saw evidence during an inspectionLive bugs, casings, or fecal spotting — you are deemed on notice A licensed PCO already confirmed itBranch 2 operator findings in hand

How far has it spread?

Scope drives who must be notified. A common-area finding triggers notice to every tenant, not just the inspected units.

One unit, appears containedNo reports elsewhere yet Signs in adjacent units or common areasHallway, shared laundry, neighboring walls Recurrence — treated before, it's backSame unit, prior remediation didn't hold

What does the origin look like?

You pay to treat regardless — habitability can't be waived. Origin only governs whether you can later recover cost from the tenant.

Building patternMultiple units, shared-wall spread, ongoing in the property Possible tenant introductionRecent move-in, used furniture, travel — or refusal to cooperate UnclearNeeds the PCO inspection to source

Any unit sensitivities?

These don't change the statute, but they sharpen your timeline, your optics, and your liability if you're slow.

RSO unit and/or senior or vulnerable occupantRent-stabilized, elderly, disabled, or medically fragile tenant Standard market unit, no special factorsNo vulnerable occupant on record