Residential Lease Addenda - Bedbug Disclosure

BEDBUG DISCLOSURE AND TREATMENT ADDENDUM

to Residential Lease Agreement – State of Alaska

I. DOCUMENT HEADER

1. Parties
   1.1 Landlord: [LANDLORD LEGAL NAME], a [type of entity] having its principal business address at [ADDRESS] (“Landlord”).
   1.2 Tenant(s): [TENANT LEGAL NAME(S)] residing at the Premises defined below (“Tenant”).

2. Addendum & Effective Date
   2.1 This Bedbug Disclosure and Treatment Addendum (“Addendum”) is incorporated into and modifies that certain Residential Lease Agreement dated [LEASE DATE] between Landlord and Tenant (collectively, the “Parties”).
   2.2 Effective Date: [EFFECTIVE DATE] (“Effective Date”).

3. Premises
   3.1 Street Address: [PREMISES ADDRESS]
   3.2 Unit No.: [UNIT NO.], City: [CITY], Alaska, ZIP: [ZIP] (“Premises”).

4. Governing Law & Venue
   4.1 This Addendum shall be governed by the Alaska Uniform Residential Landlord and Tenant Act, Alaska Stat. § 34.03.010 et seq., and other applicable state and local housing laws (“Applicable Law”).
   4.2 Exclusive venue for any action arising hereunder shall be the [COUNTY] State Housing Court of Alaska.

TABLE OF CONTENTS

1. Document Header
2. Definitions
3. Operative Provisions
4. Representations & Warranties
5. Covenants & Restrictions
6. Default & Remedies
7. Risk Allocation
8. Dispute Resolution
9. General Provisions
10. Execution Block

II. DEFINITIONS (alphabetical)

“Addendum” – this Bedbug Disclosure and Treatment Addendum.

“Additional Rent” – any sum payable by Tenant under § 3.5 that is not Base Rent under the Lease.

“Bedbug” – the common bedbug Cimex lectularius or any related species capable of infesting human dwellings.

“Infestation” – the presence of Bedbugs or viable Bedbug eggs in or about the Premises as determined by a Licensed Pest Control Professional.

“Inspection Period” – the fifteen (15) calendar days commencing on the Effective Date.

“Licensed Pest Control Professional” – a pest management company or individual duly licensed under Alaska law and carrying minimum liability insurance of $[AMOUNT] per occurrence.

“Premises” – the real property described in § 3 above and any common areas Tenant is entitled to use under the Lease.

“Treatment” – any pesticide application, heat remediation, or other commercially recognized method for eradication of Bedbugs in compliance with manufacturer specifications and Applicable Law.

III. OPERATIVE PROVISIONS

3.1 Mandatory Disclosure by Landlord
(a) To the best of Landlord’s knowledge, the Premises [check one] ☐ were / ☐ were not subject to any Bedbug Infestation or Treatment within the previous twelve (12) months.
(b) If “were” is selected, attach a Bedbug Treatment History Schedule describing:
i. Date(s) of Infestation discovery and Treatment;
ii. Method(s) of Treatment; and
iii. Certification of clearance by a Licensed Pest Control Professional.

3.2 Initial Inspection & Tenant Acknowledgment
(a) Tenant acknowledges receipt of the disclosure in § 3.1 and has inspected the Premises during the Inspection Period.
(b) By signing this Addendum, Tenant certifies that, to Tenant’s knowledge, the Premises are free of Bedbugs as of the Effective Date, except as expressly disclosed herein.

3.3 Ongoing Duty to Report
Tenant shall immediately (but in no event later than twenty-four (24) hours) notify Landlord in writing upon:
i. Observing any Bedbug activity;
ii. Discovering evidence suggesting Infestation; or
iii. Receiving notice from any adjacent occupant of Bedbug activity.

3.4 Access for Inspection & Treatment
(a) Tenant shall grant Landlord and Landlord’s agents access to the Premises, upon at least twenty-four (24) hours’ verbal or written notice, for inspection, monitoring devices placement, Treatment, or follow-up verification, as permitted by Alaska Stat. § 34.03.140.
(b) Failure to provide such access constitutes a material default under both this Addendum and the Lease.

3.5 Cost Allocation
(a) Landlord Responsibility. Landlord shall bear all reasonable costs of Inspection and Treatment, except as provided in § 3.5(b).
(b) Tenant Responsibility. If Infestation is reasonably attributed by the Licensed Pest Control Professional to (i) Tenant’s negligence, (ii) introduction of infested personal property, or (iii) Tenant’s violation of this Addendum, Tenant shall reimburse Landlord for all related costs as Additional Rent, payable within thirty (30) days after written demand.
(c) Joint Liability. If fault cannot be conclusively assigned, the Parties shall share Inspection and Treatment costs equally.

3.6 Preparation & Cooperation
Tenant shall strictly comply with all preparatory and follow-up instructions issued by the Licensed Pest Control Professional, including but not limited to laundering, bagging, vacuuming, and temporary relocation of personal property. Non-compliance shall toll any Treatment warranty and may result in charge-backs under § 3.5(b).

IV. REPRESENTATIONS & WARRANTIES

4.1 Landlord
(a) Landlord has disclosed all known, current, or past Bedbug Infestations affecting the Premises.
(b) Landlord warrants that all prior Treatments, if any, were performed by a Licensed Pest Control Professional and complied with Applicable Law.
(c) Landlord’s warranties survive the Effective Date for a period of ninety (90) days.

4.2 Tenant
(a) Tenant represents that personal property moved into the Premises is free of Bedbugs.
(b) Tenant has not experienced Bedbug Infestation within the past twelve (12) months at any prior residence, except as disclosed here: [DISCLOSURE OR “NONE”].
(c) Tenant’s representations survive for the Lease Term.

V. COVENANTS & RESTRICTIONS

5.1 Landlord Covenants
(a) Maintain the Premises in a fit and habitable condition pursuant to Alaska Stat. § 34.03.100, including prompt Bedbug Treatment when required.
(b) Provide Tenant with written clearance from the Licensed Pest Control Professional following Treatment.

5.2 Tenant Covenants
(a) Keep the Premises in a sanitary condition to deter Infestation.
(b) Avoid acquiring or introducing used bedding, mattresses, or upholstered furniture unless first inspected and certified Bedbug-free.
(c) Comply with § 3.3–3.6 in full.

5.3 Prohibited Actions
Tenant shall not attempt self-treatment with over-the-counter pesticides or impede professional Treatment.

VI. DEFAULT & REMEDIES

6.1 Events of Default
(a) Tenant’s failure to (i) report Infestation, (ii) grant access, (iii) comply with preparation instructions, or (iv) pay Additional Rent under § 3.5 constitutes a default.
(b) Landlord’s failure to initiate Treatment within five (5) business days of confirmed Infestation constitutes a default.

6.2 Notice & Cure
The non-defaulting Party shall give written notice specifying the default. The defaulting Party shall have:
i. Tenant – seventy-two (72) hours to cure access or cooperation defaults; ten (10) days to cure payment defaults.
ii. Landlord – five (5) business days to commence Treatment and a commercially reasonable period to complete it.

6.3 Remedies
(a) Tenant Remedies (Habitability). If Landlord fails to cure, Tenant may seek injunctive relief, rent abatement, or termination of the Lease consistent with Alaska Stat. § 34.03.160.
(b) Landlord Remedies. Upon Tenant’s uncured default, Landlord may (i) perform Tenant’s obligations at Tenant’s expense, (ii) assess such costs as Additional Rent, and/or (iii) pursue eviction.
(c) Attorney Fees. The prevailing Party is entitled to reasonable attorney fees and costs.

VII. RISK ALLOCATION

7.1 Indemnification
(a) Tenant shall indemnify, defend, and hold harmless Landlord from any third-party claims for personal injury or property damage caused by Tenant’s breach of this Addendum.
(b) Landlord shall indemnify Tenant for claims arising from Landlord’s gross negligence or willful misconduct.

7.2 Limitation of Liability
Except for (i) indemnity obligations in § 7.1, (ii) claims covered by insurance, or (iii) statutory penalties, each Party’s liability is limited to actual damages proven, and neither Party shall be liable for consequential, punitive, or exemplary damages.

7.3 Insurance
Tenant is encouraged, but not required, to obtain renter’s insurance covering Bedbug-related personal property losses.

7.4 Force Majeure
Delay in scheduling or completing Treatment caused by events beyond a Party’s reasonable control (e.g., severe weather, supply chain disruptions, or public health emergencies) shall extend cure periods commensurately.

VIII. DISPUTE RESOLUTION

8.1 Governing Law – Alaska law as stated in § 4.1.

8.2 Forum Selection – Exclusive jurisdiction and venue in the [COUNTY] State Housing Court of Alaska.

8.3 Arbitration – Intentionally Omitted (per metadata; arbitration is excluded).

8.4 Jury Trial – No waiver intended; the constitutional right to trial by jury is preserved.

8.5 Injunctive Relief – Nothing herein limits either Party’s right to seek immediate injunctive or equitable relief to enforce habitability obligations or prevent the spread of Infestation.

IX. GENERAL PROVISIONS

9.1 Amendments & Waivers – Must be in a signed writing referencing this Addendum. No oral waivers.

9.2 Assignment – Tenant may not assign the Lease or this Addendum without Landlord’s prior written consent.

9.3 Successors & Assigns – This Addendum binds and benefits permitted successors and assigns.

9.4 Severability – Invalid provisions shall be severed and the remainder enforced to the fullest extent permitted.

9.5 Integration – This Addendum, together with the Lease and any attached schedules, constitutes the entire agreement regarding Bedbugs, superseding all prior representations.

9.6 Counterparts; Electronic Signatures – This Addendum may be executed in counterparts and by electronic signature, each deemed an original.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the Parties have executed this Addendum effective as of the Effective Date.

[Add additional signature blocks as necessary for multiple Tenants.]

SCHEDULE A – BEDBUG TREATMENT HISTORY
(Complete only if Infestations/Treatments occurred in the past twelve months.)

[END OF ADDENDUM]