Pest Control? What and When???

Question

I have 3 rental houses and I'm embarrassed to say that I've never had them had them sprayed by an exterminator for pest control. Can someone please recommend how often I should have them sprayed and is there a specific kind I should get? For example, I'd like to have them sprayed for termites but I hear that is expensive and it may not be necessary because there is no evidence of termites.

Account Closed · Answer

If you want to be proactive, you can have a quarterly service done for your rental properties. A good service agreement covers multiple pests including baiting and trapping for rodents. If there isn’t any evidence of termite, great! Have each property inspected annually by a pest control company anyway, typically this is done at no cost. For the record, most termite damage is unseen. There are preventative measure that can be taken as well but at the very least, get the annual inspections.

Nathan Gesner · Answer

Termite treatment can be a one-time thing. They can place bait around the perimeter of the property to prevent termites from ever reaching the structure. You'll have to call around to get estimates but I have purchased preventative treatment for less than $1,000.

Do you have a problem with pests? If not, you probably don't need to pay for regular treatment and can just make tenants responsible for the few pests that show up. I have an apartment complex that seems to always have ants and spiders, so we spray the common areas every quarter to keep them under control and tenants are responsible for whatever's inside their units. Most of my rentals don't have anything but the occasional fly, spider, or mouse, so tenants are responsible for it just like I am at my own house.

Scott M. · Answer

@Rob Duhon You have zero reason to be embarrassed unless your homes have pests.  I mean, if you have a snake nest falling through the ceiling like @Nathan G. posted today, you might want to get that taken care of : )  Otherwise, if there are no signs of pests or termites there is no obligation to do so.

Of the hundreds of homes we manage we have zero clients that ask us to do preventative extermination.  If an infestation occurs, we, or the tenant take care of it depending on the lease.  Depending on the size and your location these number may not apply but locally to do a termite bait/spray generally in the 200/300 range for a 1,200 SQFT property.

What would be good to do is make sure your lease has solid language about whos responsibility it is to care for and treat for pests.  That would be great preventative care time well spent.

Matt Devincenzo · Answer

I don't provide any pest control. I have sprayed for ants etc maybe annually or so when it comes up around this time of year, but only as a courtesy since I'm doing my home anyway and I live nearby. My other OOS rentals that I had I didn't do any pest control except termite, and even those I only did at the time of purchase and sale. That's usually a good interval on termites to keep them controlled unless you see a specific problem beginning and need to address it.

Xela Batchelder · Answer

This is in the Bigger Pocket Leases:

"Pest control, after the first ten (10) days of the Term of this Lease, shall be the sole responsibility of the Tenant, including, without limitation, prevention and remediation. Tenant shall keep the Premises free of all pests, including without limitation, rodents, fleas, bed bugs, ants, cockroaches, gnats, flies, and beetles. Tenant shall pay for all costs associated with remediating pests from the Premises and shall inform Landlord at first sighting of any pests in order to avoid any infestation of pests. In signing this Lease, Tenant agrees that Tenant has examined the Premises and certifies that it has not observed any pests in the Premises."

Alexander Szikla · Answer

In my leases I clearly write and explain to tenants that we will remediate any issues uncovered in the 1st 30 days at our own expense. Beyond that, it is the responsibility of the tenant.

If you delivered a clean / clear unit and the tenant has had a hand in creating a pest issue by living sloppily, leaving food out, etc. they should remediate the problem or you can leave a few traps, poison, close holes, etc. as a courtesy.

If the problem is very severe, hire a professional and bill back to your tenant if they are unwilling to cooperate.

Joe Zinger · Answer

If I receive a complaint I use BIFEN at 1 Oz per gallon and using a pump sprayer spray 2 feet before foundation and 3 feet up. spiders, ants, and roaches are controlled from entering. Inside if you have roaches inside used Advion gel bait.

advion 383920 4 Tubes and 4 Plungers Cockroach German Roach Pest Control Inse, Brown https://www.amazon.com/dp/B00730QW70/ref=cm_sw_r_cp_api_glt_fabc_HWAECYQJ2REY5WN1WPH8

Bifen IT Spider Ant Scorpion Roach Spray Conc 16 oz Bifenthrin -NOT FOR:NEW YORK ;from#americanpestsupply https://www.amazon.com/dp/B01LWE9PAS/ref=cm_sw_r_cp_api_glt_fabc_ETZBJDSFG7608QV5HW5B

Kevin McGinnis · Answer

I recently had a tenant ask if I could spray for insects.  I asked what the problem was, and where.  He said ants in the kitchen.  This is common in the spring in our area.  I bought a 6-pack of Terro Liquid Ant Bait ($4.68 at Walmart), and took to him with instructions on where to place.  Put in path of ants, they track the Terro back to colony, and problem solved.  I have used this product in my own home, and after putting out, I typically don't see ants again for years.  I also sprayed around perimeter of house with Ortho Home Defense Insect Killer (I had large container left over that I previously used at my own house).

Jill F. · Answer

@Rob Duhon Don't be embarrassed. With modern pest control for termites, roaches, and mice the state-of-the-art products are all bait systems which you really don't want to use unless you already have a problem.

Rob Duhon · Answer

I'm really grateful for the responses! Thank you very much!

Pest Control? What and When???

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