Bed Bugs Protocols as Host

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Bed Bugs Protocols as Host

Brian Fabel
Member since 2022 · 17 posts · 1 vote

We had a guest that report they were bitten by a bed bug, which they killed and didn't have its remains to confirm if it was or was not a bed bug. 

In response we did a deep clean on the unit and couldn't find any bed bugs but found some possible bug casing and bug excrement. We cant conclude if these are bed bugs or just other bugs. We have called an exterminator to come out and do an inspection. 

Our unit is booked up with one-day turn arounds for the next few weeks and I am not sure what to do next. For our guest arriving today, we contacted them and offered to put them up in a hotel. 

But.... how should we handle our next few days of bookings (assuming that the exterminator does say we need treatment for bed bugs [if they say we are free and clear than obviously no action needed]). Any recommendations with communications  (both with guests and the their respective booking platforms) and handling current upcoming bookings? 

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Lauren Kormylo
Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
2y

If you have bed bugs, you're going to have to cancel some of your upcoming guests, which mean you'll have to contact the booking platform and tell them why.  If your current guest calls Airbnb or Vrbo or wherever they booked, the platform will cancel and block your calendar anyway until you can prove you are free of bugs.  I have not had bed bugs, but I've read plenty of stories of other hosts who have.  If I were you, I'd go for the heat treatment as long as it's immediate and kills eggs too, because chemicals need to be reapplied.  You don't have an apartment with long term renters where you have time.  You have to get this done as fast as possible, and you're going to lose thousands from cancelled bookings and treatment as it is.  You don't want treatment to drag on, possibly leading to your future guests taking bedbugs home from your place and suing you. 

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  • Greg ScottPro Member
    Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
    2y

    I can't advise you how to mange STRs but I have had to deal with BBs many times in our apartments.

    Finding whether or not you have bed bugs is pretty easy.  They don't like to travel far.  You will find them where people sleep.  In beds and sofas.

    If your exterminator is doing his job, he will probably take the bed apart, checking in mattress seams and in corners of the bed frames.  Similar process for couches.

    If you have bed bugs, get ready for some bigger expenses.  Process takes some time remediate.  Some exterminators will recommend heat treat.  That is pretty expensive and can be less effective during cold weather.  We've always used chemicals.

    Bedding can easily be remediated by washing and drying.  However, if the furniture is infested, you probably need to replace affected mattresses and couches.

    4Reply
  • Lauren Kormylo
    Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
    2y

    If you have bed bugs, you're going to have to cancel some of your upcoming guests, which mean you'll have to contact the booking platform and tell them why.  If your current guest calls Airbnb or Vrbo or wherever they booked, the platform will cancel and block your calendar anyway until you can prove you are free of bugs.  I have not had bed bugs, but I've read plenty of stories of other hosts who have.  If I were you, I'd go for the heat treatment as long as it's immediate and kills eggs too, because chemicals need to be reapplied.  You don't have an apartment with long term renters where you have time.  You have to get this done as fast as possible, and you're going to lose thousands from cancelled bookings and treatment as it is.  You don't want treatment to drag on, possibly leading to your future guests taking bedbugs home from your place and suing you. 

    4Reply
  • Brian Fabel
    OP
    Member since 2022 · 17 posts · 1 vote
    2y
    Quote from @Lauren Kormylo:

    If you have bed bugs, you're going to have to cancel some of your upcoming guests, which mean you'll have to contact the booking platform and tell them why.  If your current guest calls Airbnb or Vrbo or wherever they booked, the platform will cancel and block your calendar anyway until you can prove you are free of bugs.  I have not had bed bugs, but I've read plenty of stories of other hosts who have.  If I were you, I'd go for the heat treatment as long as it's immediate and kills eggs too, because chemicals need to be reapplied.  You don't have an apartment with long term renters where you have time.  You have to get this done as fast as possible, and you're going to lose thousands from cancelled bookings and treatment as it is.  You don't want treatment to drag on, possibly leading to your future guests taking bedbugs home from your place and suing you. 


     I have heard that heat treatment can damage silicone seals in plumbing. Any thoughts on this? 

    0Reply
  • Lauren Kormylo
    Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
    2y
    Quote from @Brian Fabel:

     I have heard that heat treatment can damage silicone seals in plumbing. Any thoughts on this? 

    I have not heard that, you'll have to ask the company that does it.  Another thing, if your cleaners bring their own vacuums, they could be transferring them from house to house.  If not, your own vacuum will contain bugs or their eggs, so make sure you address that.  Here's a pretty thorough list of what needs to be done to prepare for heat treatment and what can't take the heat.  https://thomaspestservices.com/preparing-for-a-bed-bug-heat-...
    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y
    Quote from @Brian Fabel:
    Quote from @Lauren Kormylo:

    If you have bed bugs, you're going to have to cancel some of your upcoming guests, which mean you'll have to contact the booking platform and tell them why.  If your current guest calls Airbnb or Vrbo or wherever they booked, the platform will cancel and block your calendar anyway until you can prove you are free of bugs.  I have not had bed bugs, but I've read plenty of stories of other hosts who have.  If I were you, I'd go for the heat treatment as long as it's immediate and kills eggs too, because chemicals need to be reapplied.  You don't have an apartment with long term renters where you have time.  You have to get this done as fast as possible, and you're going to lose thousands from cancelled bookings and treatment as it is.  You don't want treatment to drag on, possibly leading to your future guests taking bedbugs home from your place and suing you. 


     I have heard that heat treatment can damage silicone seals in plumbing. Any thoughts on this? 


     Not true.

    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y

    I would get confirmation you have them.

    If you do you will need to cancel your bookings for a week or longer.

    We had these last July at a 6 bedroom cabin.

    We had to cancel a 4k booking and spend 2k on the heat treatment to get rid of them. 

    We tried the chemical treatment and it didn't work. So we decided to spend the money and do the best way which was the heat treatment method which kills the bed bugs and the eggs.

    I remotely watched the thermostat go up to over 200 degrees and they held it for a couple hours.

    No problems since!

    2Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    2y

    I get bed bug complaints every week in summer, because people leave windows and doors open and mosquitos come in.  Then mosquitos feast as they sleep.

    Anyways - only had BB once in 2018 I believe.  Did the heat treat and it worked.

    I recommend getting the encasement style pillow and mattress protectors.  We began using them after the 1 occurrence and never had a true BB issue again.

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    0Reply
  • Madri Koppe
    Interior Decorator · CA · Member since 2020 · 78 posts · 30 votes
    2y

    I usually recommend heat treatment to my STR clients when they ask.

    0Reply
  • Brian Fabel
    OP
    Member since 2022 · 17 posts · 1 vote
    2y

    Anyone know of insurance that covers bed bug eradication and lost revenue? Would you recommend getting it?

    0Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    2y
    Quote from @Brian Fabel:

    Anyone know of insurance that covers bed bug eradication and lost revenue? Would you recommend getting it?

     Some policies do cover it, but BBs are fairly rare.  I own 5 cabins and I have never had any issues with them personally, going back many years. I'll just self-insure for that risk.

    We manage about 30 properties in total, and usually have 1 BB case per year.  Our exterminator has a dog that can sniff for BBs.  The dog is 100%.  And it's also 100% when he says they are gone.

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
    WebsiteView Page
    0Reply
  • Greg ScottPro Member
    Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
    2y


    Heat treat was not prescribed by any of the experts I have talked with. We've had to resolve BB issues at least 20 times in the past decade. The companies that use heat treat in this area usually charge a lot more than chemical sprays. Talk to your local professionals

    My properties are in the Midwest.  The bugs can find areas that are not hot and survive.  Even in summer, if you hit a cold snap, you may be wasting your money.  Our exterminators all recommend chemical treatments.  When done properly, they have a high probability of resolving the problem. The process is about 2 week typically. If the place is going to be vacant anyway, what is the concern about multiple treatments?

    0Reply
  • Benjamin Louie
    Property Manager · Erie & Millscreek PA | Maggie Valley & Haywood County NC · Member since 2024 · 264 posts · 118 votes
    2y

    I would say this to the guest: 

    Hey [Guest Name], we do want to (again) sincerely apologize for the inconvenience and the bites!!! 😥😥😥 It’s super terrible and we truly feel awful about it. Our team is so very thorough and we’ve never had any cases of bed bugs. However, as mentioned, we’d be happy to send our team out for extra service to relieve any concern! It’s our understanding that bed bug bites occur in more of a line formation and not so much in clusters, at least from what we can tell from the photo. Generally there would be evidence of the little critters. Ughh, but we feel awful… Best to use the other room for now, but in the interim, please let us know if we can help make you guys feel more comfortable 😞🙏🙏

    For the future bookings, can you move the guests to another room? 

    You may have to cancel the bookings until the exterminator finishes his job. Instruct the cleaner to close the room off and do not take anything out of the room to prevent the spread of bugs to other areas. 

    0Reply
  • Lauren Kormylo
    Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
    2y
    Quote from @Brian Fabel:

    Anyone know of insurance that covers bed bug eradication and lost revenue? Would you recommend getting it?

    Proper Insurance has bed bug coverage for STRs, plus for lost revenue.  I have that through them.
    2Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    2y

    @Brian Fabel we manage around 350 units in the Chicago area, and I am an owner on much of the portfolio. We had so many issues with bed bugs, that I invested in my own bed bug heaters. This was the single best investment I have made into a tool. Heat can kill all bugs within a few hours with zero residual damage. Traditional treatments are rarely necessary, especially if the infestation is in the early stages. 

    I would focus on finding heat treatment in this scenario and not do the traditional treatments. You will lose far less revenue. 

    2Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y

    This can be tricky, but if you do have bed bugs your STR must be offline for upwards of a month. You have some good thoughts here, but if you want some in-depth ideas, look up the Thanks for Visiting podcast and search for bedbugs. They have a great episode on the topic!

    [email protected]330-557-3021
    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Lauren Kormylo:
    Quote from @Brian Fabel:

    Anyone know of insurance that covers bed bug eradication and lost revenue? Would you recommend getting it?

    Proper Insurance has bed bug coverage for STRs, plus for lost revenue.  I have that through them.
    Rental Guardian damage insurance also offers coverage.
    [email protected]330-557-3021
    0Reply
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