who is responsible
I just had a Phoenix tenant report that she has bed bugs. She said she has thrown 3 beds away trying to get rid of them. I suggested that they p ferragamo robably followed her from the apartment complex that she came from and naturally denied that possibility.
This building is nearly vacant and the only tenant in the building when she moved in 3 4 months ago, has been there for 10 years.
Bed Bugs are a big nuisance to get rid of. The treatment requires spraying the apartment with an insecticide that requires the residence to be vacated for upto eight hours. In addition all bedding, clothes etc have to cleaned. Then placed in a hot dryer for about 2 hours. Unless this is done you are wasting your time. Just throwing away the bed will not solve the problem. Then the apartment must be rechecked 30 days and possibly retreated. In addition, the cost by the exterminator will be over $500 per treatment.
You can check the Center for Disease Control website for specific information. Which I r ferragamo ecommend and would copy the pertinent information and provide to the tenant.
Did the tenant bring all of them from another place where she previously lived? If not, did the tenant buy any of them while living at your place? If so, were they purchased new or second hand?
These next two PDF files are documents I plan to give to tenants on any new or renewed leases (along with a bedbug addendum to the lease):
Now, your lease is the contract between you and the tenant, and that contract is supposed to cover all possible scenarios that may arise and that not easy to do (hence the need for an addendum). You can plan for future leases, but what you have in place now is what will determine who is responsible for what.
Lastly, the beds may not be the source of these insects; beds just happen to be their preferred hangout because there will be a sleeping food supply there for them. Bed bugs hitch a ride on baggage, backpacks, on items in gym lockers lots of public places. It not simply a matter of thinking the tenant is a filthy pig they might have just crossed paths with the wrong person who is the filthy pig.
Getting rid of these insects requires a multi prong approach in many cases. Consult a professional exterminator to advise as to the best approach to take. These insects can spread among your other units as well in multi unit housing, so you have to consider your liability to the other occupants too when you are trying to point blame somewhere. I suggest you solve the problem before it gets bigger.
Bed bugs have little to do with being filthy. Since she just moved in, she likely brought them with her. Or she may have traveled somewhere, stayed at a hotel or had a guest staying over or any number of things.
I had the misfortune of experiencing bed bugs a number of years ago when I lived on the East Coast. I moved into an apartment, found out there were bed bugs, the apartment manager had the unit sprayed, I lost 2 days from work doing TONS of laundry, getting rid of my bed replacing it still had them. I read later that they can survive in the carpet or walls for up to 3,4 months without feeding. When a neighbor told me it was a recurring problem for the past year, I begged the apartment manager to let me out of the lease which she generously agreed to. I moved into a townhouse, got rid of my new bed AGAIN, tons of laundry, another 4 5 days off work etc. Guess what? I took the bed bugs with me. I cried. I was so stressed out! Without even telling my landlord, I got a pest control company that came highly recommended and paid $750 for the 2 bedroom townhouse. Their price was double that of other companies but they offered a 1 year guarantee and upon their advice, I did not even have to throw out my new bed after their treatment. It worked. Unfortunately, even if your tenant moves out, you will most likely have some bed bugs left behind in your building. Maybe you can explain that your long term tenant never had bed bugs see if you can split the cost of the treatment. She is most definitely miserable living with these things and may agree. Better do it ASAP before they spread to other units. In my experience here in Arizona, I had never encountered bed bugs in rentals until about 2011. Had never heard of them when we had our first infestation and looking back are thankful none came home as I did not take the proper precautions when entering the home.
I would not say they are common in rentals however when and if you do get them they can b ferragamo e a nightmare for both tenant and owner. It is hard to pinpoint where they come from but I have found a common factor in the rentals we have had them in. Used furniture brought in (beds, sofas etc), furniture that was left in storage for a while, cleanliness and guest that brought them from their homes.
Catching them early is the key as they multiply by the day and act quickly.
OMG ferragamo , ever since I saw the gross show about hidden germs and infestations in hotels / motels I’ve been extra precautious from the point of entry no matter how expensive or popular the hotel. This was prior to the bedbug epidemic. Afterwards well lets just say I’m on the borderline for OCD. Before I unload anything out of my suitcase(s) I do an inspection of the bed mattress corners, flip the couch cushions and the entire chair / sofa for inspection, check the insides of the drawers the curtains, you name it its getting inspected. Everything in the room(s) [bathroom too kitchen if applicable] that I could think of that those critters can be I’ll check. Hopefully you your family made out fine without any of them accompanying you home. My leases don’t say tenants are responsible for pest control although you better believe that clause is getting added to the next one. I’ve done some research, and in my state (Ohio) the law is silent on which party is responsible for pest control So conceivably, I can assign that responsibility to the tenant. It’s possible some state laws assign that responsibility to the landlord, in which case that effort would be fruitless. I’m guessing you’d want “certification” so you can hold the tenant responsible for exterminations?
This is always a tough subject. I only own single family homes, so I make sure the tenant is responsible for bed bugs, or any other extermination. I’ve had two tenants call and say they had bed bugs. My response was, “Gross! You need to get rid of those!”
In a multi family, I think the landlord would have some responsibility as you wouldn’t want it to spread to other units.
As far as dogs, my mother in law lived in an apartment where they would bring in a dog several times per year to sniff for them. They never found any, but they claimed that the dog could finds them.
I’ve heard of inspecting your room before, but never really paid attention. Our ‘post bug’ inspection found only a perfect room, zero evidence of bed bugs. In my reading there are apparently other bugs that look quite close to bedbugs, including baby cockroaches. So it feels funny to root for cockroaches, but I’m sure hoping it was a baby cockroach I killed!
So far so good on the homefront, none of us show any bites and we’ve not seen any of them, our luggage and shoes are still in the freezer(along with the kids sleepy friends and a brand new stuffed Santa!). All our clothes have been laundered. I should do some research to find out when we’re ‘in the clear’.
Funnily enough, the hotel offered to move us within the hotel to a different room, or to a different property they own in the area. I guess they were not concerned that we might bring their bedbug problem from one property to another?