Who Is Responsible for Pigeon Guano Removal?
Responsibility for pigeon guano removal depends on who owns or controls the affected area, how the property is occupied and, in rented or commercial premises, what the tenancy agreement or lease says.
For a homeowner, responsibility will normally sit with the property owner. For rented homes, commercial buildings and shared premises, the position can be more complicated. A landlord, tenant, managing agent, employer or property owner could have responsibilities depending on the circumstances.
This guide explains who may be responsible for pigeon guano removal and what property owners and occupiers should consider when significant contamination is discovered.
Why Does Pigeon Guano Need to Be Dealt With?
Pigeon droppings are not simply a cosmetic problem. Significant accumulations can create health and safety concerns, particularly when dried guano is disturbed and contaminated dust or droplets become airborne.
The Health and Safety Executive (HSE) identifies work involving bird droppings as a potential exposure risk. This can be particularly relevant during building maintenance, refurbishment and demolition where significant contamination is present.
Guano can also affect the condition and usability of a property. Large accumulations can contaminate surfaces, create unpleasant conditions and contribute to maintenance problems.
Who Is Responsible for Pigeon Guano at a Residential Property?
If you own and occupy your home, arranging pigeon guano removal will normally be your responsibility as the property owner.
That does not mean every bird dropping requires professional cleaning. The circumstances are very different between a few droppings on an outdoor surface and a loft, roof space or balcony containing a significant build-up of guano.
Where there is extensive contamination, difficult access or a risk of disturbing large amounts of dried material, a professional assessment may be appropriate.
Are Landlords Responsible for Pigeon Guano Removal?
Landlords in England have responsibilities to keep rented properties safe and free from health hazards. However, this does not mean a landlord is automatically responsible for every case of pigeon guano at a rented property.
Responsibility can depend on factors such as:
- where the contamination is located
- who is responsible for maintaining that part of the property
- the cause and extent of the pigeon problem
- the terms of the tenancy agreement
- whether the contamination creates a health or safety hazard
For example, significant pigeon contamination inside a roof space caused by a building defect may raise different responsibilities from occasional droppings on an area that the tenant is responsible for keeping clean.
If there is disagreement, both parties should check the tenancy agreement and obtain appropriate advice rather than assuming responsibility automatically falls to the other party.
Are Tenants Ever Responsible for Pigeon Guano?
Potentially. A tenant may have responsibility for routine cleaning or maintaining certain areas under the terms of their tenancy.
However, extensive pigeon contamination should not automatically be treated as an ordinary cleaning issue. The source of the problem matters.
If pigeons are entering through defects in the building, nesting in areas controlled by the landlord, or creating a wider property hazard, the landlord or managing agent may need to investigate.
Tenants who discover significant guano contamination should report it rather than disturbing large deposits themselves.
Who Is Responsible in Commercial Properties?
Responsibility in a commercial property can be more complex because the building owner, landlord and occupying business may all have different obligations.
A commercial lease should normally be checked to establish responsibility for repairs, maintenance and particular parts of the property. For example, a tenant might control the interior of a unit while the landlord retains responsibility for communal areas or parts of the building structure.
Health and safety responsibilities must also be considered separately.
Where employees or contractors could be exposed to significant bird-dropping contamination during their work, the risk should be properly assessed and controlled. This is particularly important for maintenance, construction, cleaning and refurbishment work.
What About Shared and Communal Areas?
Communal areas can make responsibility less obvious.
Examples include:
- shared stairwells
- communal balconies
- car parks
- plant rooms
- shared roof spaces
- service yards
Responsibility may sit with a freeholder, landlord, managing agent or another party responsible for maintaining the communal area.
Lease agreements and management arrangements should be checked before deciding who is responsible for arranging the work or paying for it.
What About Pigeon Guano in the Workplace?
Employers have responsibilities to protect workers from health risks associated with their work.
The Control of Substances Hazardous to Health Regulations, commonly known as COSHH, require employers to assess risks from hazardous substances and prevent exposure where reasonably practicable or adequately control it where prevention is not possible.
HSE guidance specifically addresses construction work involving bird droppings. It advises employers to assess contamination and control exposure, with the risk being highest where significant contamination is present.
This means a business should not simply instruct an employee to clear a heavily contaminated area without first considering the risks and appropriate controls.
Who Pays for Pigeon Guano Removal?
The person responsible for arranging removal and the person responsible for paying for it are not necessarily always the same.
Payment can depend on:
- property ownership
- tenancy agreements
- commercial lease terms
- maintenance responsibilities
- service charge arrangements
- the reason the contamination occurred
For this reason, it is important to check the relevant agreement before assuming that a landlord, tenant or managing agent must pay.
Should You Prevent the Pigeons From Returning?
Removing guano deals with existing contamination, but it does not necessarily solve the cause of the problem.
If pigeons continue to have access to the same roosting or nesting area, contamination can return.
It may therefore be sensible to investigate why birds are using the property and whether suitable bird-proofing measures are needed. Depending on the building, this could include pigeon netting or other professionally designed deterrent measures.
Cleaning and prevention should be considered together where there is an established pigeon problem.
Frequently Asked Questions
Is a landlord always responsible for pigeon guano removal?
Can a tenant be responsible for pigeon droppings?
Who is responsible for pigeon guano in a workplace?
Who is responsible for pigeon guano in communal areas?
Does removing pigeon guano stop the problem?
Important Disclaimer
This article provides general information only and should not be treated as legal, health and safety or tenancy advice. Responsibility for pigeon guano removal depends on the circumstances, contracts and legal duties involved. Property owners, landlords, tenants and businesses should carry out their own research using appropriate official sources and obtain professional or legal advice where necessary.
