Verified for 2026 | Los Angeles Housing Department (LAHD)
Los Angeles has some of the strongest tenant protections in the country, specifically the Rent Stabilization Ordinance (RSO) and the REAP Program. If you live in an RSO unit (generally built before 1978), you have immense leverage to force your landlord to fix pest issues.
However, Los Angeles is massive. Reporting a problem to the wrong agency will result in your claim getting lost in the system. Use this guide to call the right number first.
Who Do I Call? (City vs. County)
Roaches & Interior Pests
LA Housing Dept (LAHD)
For Roaches, Bed Bugs, lack of hot water, or structural holes inside your unit. They manage Code Enforcement.
📞 (866) 557-7368Rats & Mosquitoes
LA County Public Health
For “Vector” issues (Rats / Mosquitoes), pests in common areas, swimming pools, or trash accumulation.
📞 (888) 700-9995Quick Navigation:
1. The “Nuclear Option”: What is REAP?
The Rent Escrow Account Program (REAP) is unique to Los Angeles and is a landlord’s worst nightmare. If Code Enforcement inspects your unit and finds serious habitability violations (like a roach infestation) that the landlord refuses to fix, they can place the building into REAP.
If Your Building Enters REAP:
- Rent Reduction: Your rent is legally reduced by 10% to 50%.
- Escrow Payment: You stop paying the landlord. Instead, you pay your reduced rent to the City of LA. The landlord gets $0 until the bugs are gone.
- Protection: You cannot be evicted for non-payment of the full rent while in REAP.
2. RSO vs. JCO: Do You Have Protection?
In LA, 80% of apartments fall under one of two laws. Knowing which one covers you is critical for “Just Cause” eviction protection.
Rent Stabilization Ordinance (RSO)
Generally applies to apartments built before October 1978. RSO tenants have the strongest protections. Landlords cannot evict you for complaining about pests, and they must pay relocation fees if you are temporarily displaced for fumigation (e.g., termite tenting).
Just Cause Ordinance (JCO)
Applies to most other residential properties (including newer builds) after 6 months of tenancy. It also prevents “no-fault” evictions without proper relocation assistance.
3. How to Report Roaches to LAHD
If you have sent your written notice and the landlord ignored it:
- Online: Go to the LAHD Online Complaint System.
- Select Violation: Choose “Vermin/Pests” under the “Habitability” section.
- Be Specific: Don’t just say “bugs.” Say “Heavy German Roach infestation in kitchen cabinets and behind fridge.”
- The Inspection: An inspector will contact you. You must be home to let them in. If they see the roaches, they will issue a “Notice to Comply” to the landlord.
4. Trash & Sanitation (The Green Bin Rule)
In Los Angeles, pest issues are often tied to trash. If the dumpsters are overflowing or the landlord isn’t providing the new organics recycling bins (Green Bins), this attracts rats.
Who to Call: For overflowing dumpsters or illegal dumping in the alley causing rat problems, call LA Sanitation (LASAN) at (800) 773-2489 or dial 3-1-1.
Need Legal or Financial Help?
If your landlord is threatening eviction, or if you cannot afford to front the cost of an exterminator, there are local resources designed to protect you. You may qualify for free legal representation or city-funded emergency repair grants under Civil Code § 1942.5.
View Los Angeles Assistance Programs & Legal Aid5. Official Demand Letter Generator
A phone call to your landlord is not legal proof. If you end up in court or want to use the “Repair and Deduct” remedy under Civil Code § 1942, the judge will ask for the “paper trail.” Use our tool below to instantly generate a legally formatted Civil Code § 1941.1 demand letter.
Civil Code 1941.1 Demand Letter Generator
Instantly generate a legally formatted notice to send to your landlord.
Frequently Asked Questions
Only if the City of LA places your unit into the REAP program. If you withhold rent on your own without an official order, you risk eviction. Always file a complaint with LAHD first.
Yes. Under the RSO (Rent Stabilization Ordinance), landlords must pay “relocation assistance” or provide a comparable hotel room if you are displaced for fumigation (termite tenting) for more than a few hours.
Yes. Under Civil Code § 1954.602, a landlord cannot show, rent, or lease a unit that they know has a current bed bug infestation. If bed bugs are found immediately after move-in, the law generally presumes the unit was already infested.
Landlord Approved the Repairs?
If the city ordered your landlord to fix the problem, or if you are repairing and deducting, ensure you hire a reputable, SPCB-licensed company to guarantee the job is done right and you have the proper legal invoices.
View Los Angeles Pest Control Pros