I thought it was a mosquito bite until the guest sent me a photo of a bed bug crawling on the pillow. They demanded a full refund, hotel relocation, and new luggage. I paid $4,800 for a whole-home heat treatment to save my reputation, only to have my insurance claim denied instantly because of the “Vermin Exclusion.”
Key Takeaways
- The “Vermin” Exclusion: 99% of standard homeowner and landlord policies explicitly exclude “damage caused by vermin, rodents, insects, or pests.”
- Income Loss is Huge: You aren’t just paying for the exterminator; you are canceling bookings for 2-4 weeks. This loss is rarely covered.
- AirCover Limitations: AirCover usually pays for the cleaning (if you fight for it), but they will not pay for the lost income while your listing is suspended.
- Reputation Damage: Airbnb will delist you until you provide professional proof of extermination.
The “Why” (The Trap)
The trap is that insurers view infestations as a “Maintenance Issue,” not an “Accidental Loss.”
They argue that bed bugs are a result of poor upkeep or gradual accumulation (even though we know guests bring them in). Because it’s not “sudden and accidental” like a pipe burst, it falls under the “Vermin Exclusion” found in ISO standard policies.
The Investigation: I Called Them
I asked three carriers: “If a guest brings bed bugs, will you pay for the $5k heat treatment and my lost rent?”
- Proper Insurance: This was the outlier. They offer a specific “Bed Bug Enhancement.” It covers the extermination cost and the lost business income. The agent was proud of this feature, knowing it’s a major pain point.
- Foremost (Landlord Policy): The agent was blunt. “No. Bed bugs are a maintenance issue. We don’t cover termites, we don’t cover rats, we don’t cover bed bugs.”
- Airbnb AirCover: I dug into the 2026 Host Protection terms. They will often reimburse for “unexpected cleaning costs,” but they have a cap. Getting them to pay for a full heat treatment (
3k−3k−5k) is a massive battle that usually results in a partial payout.
Comparison Table: Bed Bug Coverage
| Feature | Proper Insurance | Standard Landlord | Airbnb AirCover |
| Extermination Cost | YES (With endorsement) | NO | Limited (Cleaning only) |
| Lost Income | YES | NO | NO |
| Guest Relocation | NO (Usually) | NO | YES (Airbnb handles this) |
| Policy Cost Impact | Included in commercial prem. | N/A | Free |
[IMAGE: Close up photo of a pest control invoice totaling $4,850 for ‘Thermal Remediation’]
Step-by-Step Action Plan
- Buy Mattress Encasements: Put a high-quality, bug-proof encasement on every mattress and box spring. This saves the mattress even if bugs get in the room.
- Get the “Bed Bug Rider”: If you are in a high-traffic city (NYC, Paris, London), switch to a carrier like Proper or get a specific commercial pest endorsement.
- Hire a Pro Immediately: Do not try DIY chemicals. Airbnb requires a license from a professional exterminator to reactivate your listing.
- Document the “Zero Baseline”: Have your pest control company do a quarterly inspection and certify the place “bug-free.” This proves the guest brought them in, which helps if you try to claim against the guest’s security deposit (though good luck with that).
FAQ
Can I charge the guest for the extermination?
You can try, but proving that specific guest brought them is nearly impossible. They will claim the bugs were already there. Airbnb usually sides with the guest on this.
Will AirCover pay for the guest’s dry cleaning?
Yes, AirCover is actually decent about reimbursing the guest for washing their clothes/luggage to prevent spread.
How long will Airbnb suspend my listing?
Until you upload an invoice from a licensed pest control company stating the infestation is fully eradicated.