New York bed bug notice law for landlords: 72 hours to tell the neighbors
New York Real Property Law 235-j gives a landlord 72 hours from learning of a bed bug infestation to notify neighbors in writing. For an infested unit, the tenants in the units directly above, below and beside it get written notice. For a common area, the landlord posts notice where all tenants can see it. The notice cannot name the unit or any tenant's personal information.
Whom must a New York landlord notify when a unit has bed bugs?
Within 72 hours of learning of an infestation in a unit, the landlord must give written notice to the tenants in the units immediately above, below and beside the affected unit. The notice may not identify the infested unit or include any tenant's personal information. The trigger is the landlord's knowledge, not a formal report, so a call from a pest company or a neighbor can start the clock.
What if the bed bugs are in a common area?
Within 72 hours of learning of an infestation in a common area, the landlord must post notice in a conspicuous place that all tenants can access. It makes sense to date the posted notice and photograph it in place.
Example a made-up landlord in Buffalo learns on Tuesday at 2 p.m. that a pest technician found bed bugs in the laundry room. The posting is due by Friday at 2 p.m. If the same landlord learns of bed bugs in unit 3B that afternoon, written notice is due by the same time to units 2B, 4B and 3A and 3C.
Who is exempt?
The duties do not apply to a landlord who is under a court order, a legal settlement or a binding agreement with a federal, state or local regulator that requires bed bug notice and remediation, while that arrangement stays in effect.
What does 235-j not cover?
The section is about notice. It does not set an inspection deadline, a treatment deadline or who pays for treatment, so those questions fall under other law, such as your lease, the warranty of habitability and local housing rules. New York City has its own bed bug rules in its housing code, which this post does not cover.
How can an owner set up a 72-hour process?
- Log the date and time you first learn of bed bugs, from any source.
- Work out which units touch the infested one (above, below, beside) from the floor plan, ahead of time.
- Send the written notice with no unit number or tenant details.
- For common areas, post the notice and keep a photo with the date.
- Keep copies of every notice sent.
How do you keep the notice private?
The statute bars the notice from identifying the infested unit or including any tenant's personal information. Write the notice in general terms: bed bugs were found in a nearby unit, what the building is doing about it, and who to contact. Leave out unit numbers, names and anything that points to one household. Send the same text to each neighbor so there is one version on file.
Neighbors above, below and beside can differ by building layout, such as corner units or the top floor, so draw the list from the actual floor plan before you need it. A short checklist per building saves time inside the 72 hours.
How DoorKeeping fits in New York
DoorKeeping keeps a New York bed bug report as a dated work order, so the tenant's notice, your inspection, the pest company's visit and the follow-up are on one record, and the owner sees each one. Emails to tenants go from DoorKeeping, and the sent copy stays on the unit's record. This is general information, not legal advice. Check the current statute, your local rules and your lease before you act.
Sources
Questions
- How long does a New York landlord have to notify tenants of bed bugs?
- 72 hours from learning of the infestation, in writing to the tenants in the units immediately above, below and beside, or by posting for a common area.
- Can the notice name the infested apartment?
- No. The notice may not identify the infested unit or include any tenant's personal information.
- Does the law say who pays for bed bug treatment?
- No. Section 235-j covers notice only. Treatment duties come from other law and your lease.