Rats in the Loft: Can You Sue the Previous Homeowner?

Buying a house only to discover a rat infestation can be a nightmare. But do you have any legal recourse against the seller?

Here’s what you need to know if you find yourself in this situation.

The Problem: Rats in a Newly Purchased Home

A homeowner recently moved into a new property, only to later find rat droppings in the loft.

• Neighbours mentioned a previous occupier had raised similar concerns.

• No mention of vermin was made in the TA6 property form or survey report.

• Can the buyer claim compensation for pest control costs, or is it a case of “buyer beware”?

How Common Are Rat Infestations?

• The UK has millions of rats, particularly brown rats, which thrive in urban areas.

• They breed rapidly—15 to 100 offspring per year (RSPCA).

• Lofts, gardens, and walls are common nesting spots.

(For pest control advice, see RSPCA’s guide to rodent infestations)*

Legal Perspective: Can You Sue the Seller?

1. Seller’s Obligations

• The TA6 Property Information Form requires sellers to disclose known issues, including pest infestations.

• If they lied or withheld information, you may have a claim for misrepresentation.

2. Key Legal Considerations

✅ Did the seller KNOW about the rats?

• If they actively concealed the issue, you could sue.

• If they didn’t know, it’s harder to prove liability.

✅ Was the issue raised in the survey?

• If the surveyor missed obvious signs, they could be liable.

• If rats moved in after the sale, it’s your responsibility.

✅ Did you ask about pests before buying?

• If you specifically asked and the seller denied any issues, you may have a stronger case.

3. A Recent Legal Precedent

In a 2025 High Court case, buyers of a £32.5m London mansion discovered a moth infestation after moving in.

• The seller had explicitly denied any pest problems.

• The court ruled this was misrepresentation, allowing the buyers to rescind the contract.

Key difference in this case?

• The buyers directly asked about pests.

• The seller lied in response.

(For more on property misrepresentation claims, visit The Law Society’s guide)*

Can You Claim Compensation?

Solicitor #1: James Naylor (Naylor Solicitors)

“Unless you can prove the seller knew about the rats and lied, ‘buyer beware’ likely applies. A neighbour’s vague recollection isn’t enough evidence.”

Solicitor #2: Manjinder Kaur Atwal (Duncan Lewis Solicitors)

“If the seller answered ‘no’ to pests on the TA6 form but knew about rats, you may have a claim. Gather evidence (e.g., neighbour statements, past pest control invoices).”

Steps to Take:

1. Write a formal complaint to the seller.

2. Request pre-action disclosure (e.g., past pest control records).

3. Consider small claims court if losses are under £10,000.

4. Consult a solicitor if evidence suggests fraud.

Final Verdict: Buyer Beware (Mostly)

• If the seller knowingly hid the infestation → You can sue.

• If no proof exists → You’ll likely bear the costs.

• Always ask about pests before buying!

🔗 More Resources:

• Citizens Advice: Dealing with Property Disputes

• Which? Guide to Home Surveys