pest double jeopardy
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pest double jeopardy (by Duplexer [IL]) Jun 29, 2022 8:10 AM
       pest double jeopardy (by Steve [MA]) Jun 29, 2022 8:54 AM
       pest double jeopardy (by zero [IN]) Jun 29, 2022 9:13 AM
       pest double jeopardy (by Robert,OntarioCanada [ON]) Jun 29, 2022 11:09 AM
       pest double jeopardy (by Ray-N-Pa [PA]) Jun 29, 2022 11:46 AM
       pest double jeopardy (by Duplexer [IL]) Jun 29, 2022 12:48 PM
       pest double jeopardy (by Hoosier [IN]) Jun 29, 2022 2:54 PM
       pest double jeopardy (by Duplexer [IL]) Jun 29, 2022 5:42 PM
       pest double jeopardy (by Jason [VA]) Jun 29, 2022 6:02 PM
       pest double jeopardy (by Bonanza [NC]) Jun 29, 2022 7:16 PM
       pest double jeopardy (by 6x6 [TN]) Jun 29, 2022 7:45 PM
       pest double jeopardy (by Ed [CA]) Jun 29, 2022 8:11 PM
       pest double jeopardy (by Ed [CA]) Jun 29, 2022 8:11 PM
       pest double jeopardy (by Robert J [CA]) Jun 29, 2022 8:49 PM
       pest double jeopardy (by Robert,OntarioCanada [ON]) Jun 30, 2022 10:41 AM
       pest double jeopardy (by zero [IN]) Jul 1, 2022 8:22 AM

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pest double jeopardy (by Duplexer [IL]) Posted on: Jun 29, 2022 8:10 AM
Message:

Question is about how landlords are getting around double jeopardy regarding pest infestations brought in by tenants (roaches, bedbugs, fleas etc).

We bought a small building with 3 apartments and spent 2 years renovating it from top to bottom, it had not one single bug in it.

Tenants moved in who were slobs, threw discarded food around and never cleaned. Even kept garbage bags in the apartment because they were too lazy to walk to the trash can, we found. Now there's roaches of course, and everyone threatening to bolt, assumedly leaving us with an unrentable roach hole.

We had a good plan. Our leases stated very clearly we will spray, or we can pass around a jug and tenants can spray, and this seemed to work fine for 5 years. The stipulation was this: "If tenants require a private spraying on top of this, they may do so but they must arrange splitting the fee. We encourage all tenants to chip in so there is no finger pointing." followed by "We are adamant that the tenants do this so they have a financial incentive to keep the building pest free."

Sounds reasonable right? And so they all said too, and signed the leases.

Now after years one tenant has suddenly out of nowhere gone ballistic, demanding an exterminator be hired. She was willing to chip in her 1/3.

But the other two tenants, including the one we know brought them in, refuse. They say its not fair how dare you say WE caused the problem.

I know if I bill them, they'll simply say they don't have any money and can't pay it, and that they're moving out (who knows when). Meanwhile the bug ballistic tenant has moved all their furniture into storage, announced they are leaving too, crying (though I've only seen one roach so far, and the third tenant hasn't seen any yet). Then going back and forth texting saying she'll stay but only if there are "guaranteed" professional exterminations, which of course we now have to pay for.

The only option we can think of is raising everyone's rent $20/mo and us simply paying for the exterminations onward yearly.

The double jeopardy is clear enough to anyone who has been a landlord. They bring in the pests, and then your neck is in the noose to get rid of them.

They can even call the city and have you ordered to take care of their mess as a health hazard and you're stuck with all the bills.

Just wondering how other people are approaching this.

--162.200.xxx.xx




pest double jeopardy (by Steve [MA]) Posted on: Jun 29, 2022 8:54 AM
Message:

In MA & I would think that it would be the same for other states the tenant is accountable for pest control in SFDs & the LL is responsible for pest control in multis. We've always just planned on doing roach & mice control in our multis & factored it into the rent. As stated in their rental agreements we will & have charged tenants that don't cooperated with the pest control. --72.93.xxx.xx




pest double jeopardy (by zero [IN]) Posted on: Jun 29, 2022 9:13 AM
Message:

I give new tenants 72 hours to find pests. After that it is on them.

If I have a tenant complain about a pest situation in my duplexes I inspect myself. If I determine the tenant brought them in they pay for removal or leave. I also inspect the other side. Whomever did the dead pays for the extermination.

Roaches are pretty easy to get rid or. Fleas are tougher. Thus far I have never dealt with bedbugs on my own, I have always hired it out.

--107.147.xx.xxx




pest double jeopardy (by Robert,OntarioCanada [ON]) Posted on: Jun 29, 2022 11:09 AM
Message:

Spraying never gets rid of problem where integrated pest control does which are the three elements for survival food, water and a warm to live and breed. Max Force, Combat gel only becomes effective when the food, water source is eliminated as over a period of three weeks the population goes down to zero. First the homes must be eliminated by chalking all the cracks in baseboards, kitchen cupboards along insulation foam where holes in floor and walls are sealed up. Sticky traps around the perimeter of room will trap out some roaches. If the infestation is severe a shop vac will bring down the population. Gel around the perimeter of rooms. Food source must eliminated where thorough cleaning behind fridge, stove including roach mess. Bleach in defrost pan where water is essential for survival. No leaky faucets and no water in sinks. Unless the elements are eliminated then the roach will continue to exist. Integrated pest control worked in the apartment buildings where as long there are elements are not there then control was possible. --216.110.xxx.xxx




pest double jeopardy (by Ray-N-Pa [PA]) Posted on: Jun 29, 2022 11:46 AM
Message:

At least in Pa, pest control in a MFH is the Landlords responsibility.

It doesn't matter who brought in what. It doesn't matter how its paid for - it is the landlords job. --24.101.xxx.xxx




pest double jeopardy (by Duplexer [IL]) Posted on: Jun 29, 2022 12:48 PM
Message:

As far as those saying its Landlord's responsibility, this is pretty much redundant, its the exact dilemma and why I posted.

I don't know why you even bothered to answer lol.

>> If I have a tenant complain about a pest situation in my duplexes I inspect myself. If I determine the tenant brought them in they pay for removal or leave. I also inspect the other side. Whomever did the dead pays for the extermination.

Roaches are pretty easy to get rid or. Fleas are tougher. Thus far I have never dealt with bedbugs on my own, I have always hired it out. >>>

@Zero I'm happy to hear you say that, because I started calling exterminators and many of them are telling me they have no guarantee to eliminate roaches, some say they basically will just walk in and spray around, its up to the tenant to move stuff out of the way.... they charge, and then come back and charge again when there's still roaches. It sounds like a complete money pit to me.

We well know who is responsible, but how to get them to pay when you give them the bill and they simply say they have no money? They already signed the lease stating very clearly that they will pay for an exterminator if they bring them in, but now they're lying and saying they didn't.

--162.200.xxx.xx




pest double jeopardy (by Hoosier [IN]) Posted on: Jun 29, 2022 2:54 PM
Message:

How about updating us on the wasp situation? --99.92.xxx.xxx




pest double jeopardy (by Duplexer [IL]) Posted on: Jun 29, 2022 5:42 PM
Message:

>>>How about updating us on the wasp situation?>>>

Sprayed and killed. But you're asking in the wrong thread. --162.200.xxx.xx




pest double jeopardy (by Jason [VA]) Posted on: Jun 29, 2022 6:02 PM
Message:

Just have it done and send them their share of the bill, then deduct from the rent. Would it hold up in court? Not a chance but itíll get the job done. --73.177.xxx.xx




pest double jeopardy (by Bonanza [NC]) Posted on: Jun 29, 2022 7:16 PM
Message:

It seems like you are having a lot of problems with this rental. Perhaps now is the time to sell or let a property management company take the worry off your mind. --65.188.xxx.xxx




pest double jeopardy (by 6x6 [TN]) Posted on: Jun 29, 2022 7:45 PM
Message:

Robert,OntarioCanada is correct. --73.120.xx.xxx




pest double jeopardy (by Ed [CA]) Posted on: Jun 29, 2022 8:11 PM
Message:

This is why I don't do leases. I've had multiple rentals for 30 years - never had to evict anyone and never even been to court for a tenant issue. I did have a roofer who did a poor job and sued me for the money I withheld from the payment ($600) 22 years ago. --108.201.xx.xx




pest double jeopardy (by Ed [CA]) Posted on: Jun 29, 2022 8:11 PM
Message:

I forgot to mention I won in court against the roofer! :p --108.201.xx.xx




pest double jeopardy (by Robert J [CA]) Posted on: Jun 29, 2022 8:49 PM
Message:

It's good to plan ahead and have ways to deal with tenant caused infestation of pests. However some City's/County's have their own "Sets of rules"! In Los Angeles all pests treatments are the Responsibility of the owner and NOT the tenants.

However after the problem is resolved at the owners expense, if the owner can PROVE the pests were due to something the tenant did wrong, owners are free to sue the tenants for their costs.

I proved my tenants took in a relative (sister) and their family (pets included), while the sisters house was being treated for bedbugs. No one thought about the contaminated cloths, pets, etc. So I sued my tenant and their sisters family and got a judgement. I let the judgement ripen, so after six months it couldn't be appealed. I presented the bill to the sisters homeowners insurance company. --47.156.xx.xx




pest double jeopardy (by Robert,OntarioCanada [ON]) Posted on: Jun 30, 2022 10:41 AM
Message:

Eventually the tenant is going to have to shape up or ship out as poor house cleaning is causing the roach problem as long as there are three elements for survival the roach problem will continue to get worse where spraying poison will not resolve as the roaches come back. Mac Force and Combat gel only work when the food supply is eliminated where one dead one is food for up to forty five other roaches. With out water nothing survives more then seven days. During winter months anything put outside they will run. The stove back may have to be removed then with steam cleaner remove all the roach mess. Health conditions are never completely resolved by medication where high sugar levels and blood pressure can only resolved by proper diet. When a rental unit is vacant it is cost effective to seal up all cracks in baseboards and seal up all holes in walls and floors with insulation foam as housing is essential for roaches to live and breed. Sticky traps around the perimeter of rooms will bring down some of the roach population right away. --216.110.xxx.xxx




pest double jeopardy (by zero [IN]) Posted on: Jul 1, 2022 8:22 AM
Message:

Robert,OntarioCanada,

I agree with all except the water issue. Some insects will hibernate when no food is readily available. They don't intake water at that point either.

Bedbugs come to mind. They can live up to 18 months without food, IIRC.

Fleas can live quite a long time as well, although I think bedbugs beat them out on that front.

Great, now my head is itching again. Happens every time I talk about creepy crawlies. --107.147.xx.xxx



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