Dealing with mice - what do you do?

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Dealing with mice - what do you do?

Tim Richter
Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes

Hi everyone!

I’ve been owning my first multi family for just over a year now. My girlfriend and I live in the upstairs unit and we have a tenant in the downstairs unit paying rent.

Throughout their tenancy I’ve received complaints regarding mice. Speaking with neighbors, this is a common problem in our area. Upon inspection of my tenants apartment it’s obvious why the mice like it there. Common clutter and food is in easy to reach spots for mice. I’ve spoken with her about this, but old habits die hard as they say. I’ve attempted to seal the perimeter of the house and given her traps to put down, but the problem persists.

So, I decided enough is enough, I’ll hire an exterminator. I’ve called a couple places for quotes and was a little surprised after receiving our first quote. $3850.00!!! It does come with a one year guarantee and the option to buy annual warranties for relatively cheap.

My question is what do you do when mice or rats are in your units? Do you bite the bullet and pay a professional or are there other strategies that you use?

Thanks for your responses!

Tim

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Jonathan StyerBusiness Member
Real Estate Broker · Columbus, OH · Member since 2018 · 330 posts · 396 votes
5y

If you've sealed up any mouse hole entrances with steel wool and spray foam, laid down traps then its time to tell the tenant in writing that if they don't stop leaving out snacks for the mice they'll be asked to leave. 4 grand is crazy, you're problem is the tenant. 

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  • Jonathan StyerBusiness Member
    Real Estate Broker · Columbus, OH · Member since 2018 · 330 posts · 396 votes
    5y

    If you've sealed up any mouse hole entrances with steel wool and spray foam, laid down traps then its time to tell the tenant in writing that if they don't stop leaving out snacks for the mice they'll be asked to leave. 4 grand is crazy, you're problem is the tenant. 

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  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    Thanks for your response @Jonathan Styer

    I’ve been thinking about this. I’ll be honest I’m no pest removal expert. I’ve made attempts at sealing the perimeter, but it’s not exactly a steel curtain. But again I appreciate your input. It’s certainly something I’m considering

    1Reply
  • Account Closed
    Member since 2021 · 240 posts · 300 votes
    5y

    @Tim Richter

    I only have a single rental house. I use a local company and pay $60 a month. They do insects and pests (mice). Quarterly spraying and outdoor mouse traps. Any time if there is an issue with bugs or mice, tenant can call them directly and they come out to treat that problem at no additional expense. To me it’s worth it as I can be out of the loop for calls and complaints.

    2Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    Thanks @Bill Ward.

    This sounds pretty good. Especially if I’m not the one getting the calls. I think this is what they would do once they do the initial perimeter sealing. Which would be great.

    0Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    5y

    If that price doesn't include sealing up all points of entry and at least a year of control that's insane.

    That said, mice inside the house is (in my opinion) the landlord's responsibility, since it is unlikely tenants are carrying mice in with their clothes or pets the way you might with say bedbugs or fleas. If there are no points of entry, it doesn't matter if the tenants leave a pizza on the counter for a week - there's no mice. We occasionally have a rental where tenants will report having seen a mouse. We call our pest control company and have them go take care of the problem. Some older homes (like some of ours) can be very difficult to seal up all possible points of entry, so next best solution is seal them as well as possible and have regular pest control visiting the property. 

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  • Scott M.
    Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
    5y

    Given that price I assume each unit is what, 6,000 SQFT : )  On the surface that seems to be a very high price for what I have imagined in my head is a normal size duplex (whatever that is).  It has been a few years but I am pretty sure I paid about 1K less than that for a 21 unit apartment complex with a year guarantee.  

    Maybe post your city/state and see if others have pest companies in your area that can provided estimates as well?

    As others have suggested sealing holes is the big issue.  Even small tiny ones you don't think could possibly make a difference make a difference.  

    1Reply
  • Patricia Steiner
    Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes
    5y

    Sealing the exterior - include space leading to garage/attic is a must. But then - what does your lease say? We deliver our properties "pest/rodent-free." After that, the tenant is responsible for extermination and it's a lease violation should the tenant fail to do so. This is legal in most states for SFH and duplexes (but apartments are always excluded). It makes sense to me as a landlord/investor because the tenant can do a lot to avoid this issue by ensuring trash is sealed, food is not left out, more.

    Manage to your lease - and if it's not in your lease now, please consider adding this to it in the future.  It makes a big difference.

    3Reply
  • Account Closed
    Developer · Brooklyn NY · Member since 2019 · 68 posts · 91 votes
    5y

    @Tim Richter

    I think in these situations you should have a professional come in to evaluate. If my tenants have trouble with Hvac, plumbing, mice, etc. I always hire someone who specializes in that field to come analyze the situation. This makes the tenant feel like they are being taken care off, and gives you peace of mind.

    I agree with others that close to 4K is absurd, I live in NYC and still only paid $250 for someone to come and address a recurring mice issue. A good/honest pro will seal up all the entry points, leave traps, and put the responsibility back on the tenant to keep the place clean. Good luck!

    2Reply
  • Steve O.Pro Member
    Rental Property Investor · West Caldwell, NJ · Member since 2019 · 104 posts · 65 votes
    5y

    @Tim Richter that price is insane, mice tend to come in when it starts getting cold. Seal up all holes with proper spray foam ( rodent problem) set traps….. I would hold off putting poison as they can die in walls.

    2Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    5y

    Tell them that no matter what you do if they leave stuff out for the mice, the mice are going to come back.

    If there are no pets on the premises, use mouse traps and poison after blocking all of the entrances.  Call another company or two for quotes.

    1Reply
  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    5y

    poison and traps usually are effective against mice. They make traps now that are really easy to set and dump the dead mice out of. You just open it like a big clothespin and don't have to touch the mouse to get it out of the trap or to reset the trap.

    2Reply
  • Christopher Howard
    Contractor · East Bridgewater, MA · Member since 2016 · 26 posts · 12 votes
    5y

    @Tim Richter what is that 4K quote for? I had rodents in my duplex…exterminator came for $100 sealed some holes inside and pointed out entry points outside for me to seal. Rodents are seasonal and you probably have field mice sneaking in from the outside from holes in your foundation considering your in MA and house is likely 100 years old. Seal any holes you can find and at worst pay a company to come monthly and set traps for 50-80 bucks. 4K is a scam. Regarding the tenants do they have a lease? If you don’t already you can put language in the lease that makes them liable for pests if their place isn’t kept to a certain standard.

    2Reply
  • Jill F.
    Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
    5y

    fast track blox and bait stations have always done the job for us on mice and we have several properties bordering on wooded areas.  I call the exterminator for rats and bedbugs but even then it's usually hundreds not thousands of dollars.

    2Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @JD Martin the price does include sealing any possible entry point. It also includes a year guarantee to be mouse free and an option to renew that guarantee for additional years for only $199/year. The upfront cost seems excessive though. Thanks for your input.

    0Reply
  • Alecia LovelessPro Member
    Member since 2019 · 3k+ posts · 2k+ votes
    5y

    @Tim Richter The sellers of my building contacted me to let me know when their treatment was scheduled for, as they still own the two buildings next to mine, so I called up and asked for a quote and what was included. It was a quarterly treatment plan for an external treatment for bugs and ants which I guess there had been a problem with previously. It was $250 for the initial visit then $150 each quarter thereafter.

    If The building had additional bug problems they were guaranteed and further treatment was covered. If there was some other problem such as mice or rats they would come out at their regular rate, but I’m not sure what that was, and set up bait boxes, traps and do the basement. I believe it was similar to the $150 call out for the bugs.

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  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Scott M. Haha! Yeah wouldn’t that be something if my units were that big? No they’re fairly standard. The upstairs unit is a 4br and the downstairs is a 2br. Both are pretty small.

    I’m located in Haverhill, MA if anyone has any recommendations. I do have a different company coming by on Saturday to see what my options are. Thanks for your response.

    0Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Patricia Steiner the lease agreement was inherited from the prior owner along with my tenant. It’s not exactly the best lease but it could be a lot worse. There’s no pest/rodent free clause, all it says is that the tenant needs to report any sightings of pests and that they need to comply with any of the exterminators recommendations/plan.

    I like the idea of being able to deliver a property pest free though. I’m going to look into the legality of this here in MA. Our state is pretty pro-tenant, but that doesn’t mean I’m at their mercy either. Thanks for the idea.

    0Reply
  • Michael Ablan
    Real Estate Broker · Watertown, NY · Member since 2016 · 1k+ posts · 1k+ votes
    5y

    @Tim Richter - Get a cat

    2Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Eric Hajdu yes this is what I was thinking. The price seems high, but it does include a complete sealing of the home and a one year guarantee. In addition I can pay them about $200/year after that and they’ll address any mouse sightings that may occur. Thanks for your response.

    0Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Steve O. Thanks for your advice.

    0Reply
  • Sean McKennaPro Member
    Flipper/Rehabber · Goffstown, NH · Member since 2019 · 80 posts · 59 votes
    5y

    @Tim Richter

    Have you tried Pest End Extermination out of Plaistow NH. I have used them in the past and found them to be reasonable.

    I work for LL’s in Haverhill performing HVAC work and mice are not usually a problem in that area.

    Have someone seal the building and get some traps in the basement. It never hurts to have an ongoing pest service but it’s generally unnecessary in our area. I prefer to put down glue boards in the basement. It also catches other bugs that like to crawl around the rim joists.

    2Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Theresa Harris thanks for your response. I’m definitely going to get a couple more quotes before making the leap.

    0Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @John Teachout yeah we’ve been trying those options and have definitely caught a few. The problem is my tenant leaves too much food stuff around and the mice are generally uninterested in any bait traps or poisons. At least that’s what I’ve found. Thanks for your input.

    0Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Christopher Howard the quote is to completely seal the entire foundation and any entry point. They’ll also set traps for three weeks and then bait stations after to monitor for activity. They come back in 6 months to assess and they are on the hook for any sightings during the first year. I think you make some good suggestions, it may be what I end up doing. Thanks for the tips

    0Reply
  • Tim Richter
    OP
    Rental Property Investor · Peabody, MA · Member since 2019 · 55 posts · 19 votes
    5y

    @Jill F. Thanks for the info :)

    0Reply
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