evicting bed bugs: strategies to keep bed bugs off your tenant list

Evicting Bed Bugs: Strategies to Keep Bed Bugs off Your Tenant List

Presented by

Dr. Ron Harrison

Director of Technical Services, Orkin

Dr. Thomas Green

President, IPM Institute of North America

Agenda

• Introduction to bed bugs• Using Integrated Pest Management• Identifying roles – Whose responsibility are bed

bugs?• Spotting the signs • In the event of a sighting• Avoiding litigation• How to work with your residents• Resources and next steps• Q&A

The Current Situation

Property Managers Report

• Majority have seen bed bugs start to appear at their properties in the past 2 years

• 80% have experienced a bed bug problem at their property

• Biggest challenge: communicating with residents• 37% have had 6 or more resident complaints• Almost 15% have been subjected to litigation

A History of Bed Bugs

• Originally introduced to U.S. with the early colonists

• Thought to be gone from the U.S. after 1960, but maybe never left

• Several theories to explain comeback:– Never really went away– Increase in international travel– Pest control treatments have

become more targeted and less toxic

A Profile of the Bed Bug

• Adults about 0.5 cm long, broadly flat and oval (like an apple seed)

• Brown in color (reddish brown after feeding)

• Nocturnal• Must feed on blood; prefers

human blood but may feed on other mammals or poultry

Q&A Break

Are there different types of bed bugs? Are certain types harder to

treat than others?

Bed Bug Life Stages

Bed Bug Eggs Unfed Nymph Fed Instars Adult Bed Bug

A Bed Bug’s Favorite Meal

• Takes a blood meal in 3-10 min. (consumes about 3 times its body weight when feeding)

Q&A Break

How long can bed bugs live without a blood meal?

A Bed Bug’s Favorite Meal

• Can travel up to 15-20 ft. (each way) nightly to feed• Feeds every few days if hosts available and leaves itchy

red welts on some, no signs on others • Usually excretes part of previous meal after feeding,

leaving telltale stains

How Bed Bug Infestations Happen

• Bed bugs enter apartment communities on:– Luggage– Clothing or personal

belongings– Furniture

• Why multifamily presents a challenge:– More clutter– Lack of routine cleaning– Sharing furniture

Bed Bug Threats

• Social stigma• Resident complaints, canceled contracts or litigation• Bed bugs not known to transmit disease. Reactions can

vary: – No reaction– Immediate reaction– Delayed reaction

• Damaged reputation

Q&A Break

How can bed bugs travel between units?

Sample Infestation Scenario

What is Integrated Pest Management?

• Know your pest• Inspection, monitoring• Take action when needed• Choose least risk, most

effective options

Does your pest management professional…

• …carry a flashlight and use monitoring traps?

• … provide specific recommendations for eliminating conditions conducive to pests?

• …avoid applying pesticides on a regular schedule?• …mostly avoid spraying for cockroaches and ants, and

avoid using rodenticides, indoors?• …solve your pest problems?

Identifying Roles: Property Management

1. Educate staff and residents

2. Establish a bed bug policy

3. Inspect between residents and throughout the year

4. Assist in preparing for treatment

Identifying Roles: Maintenance

1. Understand bed bugs

2. Serve as a resource for residents

3. Work with the pest management provider

Q&A Break

How can we protect staff who are working in infested units from

bringing bed bugs home?

Identifying Roles: Residents

1. Ask for information

2. Report sightings immediately

3. Avoid collecting discarded furniture / inspect second-hand furniture

4. Check luggage after traveling

5. Periodically inspect apartment

Identifying Roles: Outside Parties

• Pest Control Provider• Furniture Rental

“Spotting” the Signs

“Spotting” the Signs

• Concentrate on a 5 ft. radius from the bed

Spotting the Signs

• Understand not only where to look, but how to look

• A basic inspection includes:– Checking behind the headboard– Pulling off the bedding, starting at the corners and

making your way around the bed– Rolling the sheets in toward the center of the bed– Checking the mattress seams, mattress tags, box

spring and bed frame

Q&A Break

Is there any way to tell where bed bugs originated on a property?

Monitor Dumpsters

• Remove, mark or destroy any furniture that might be attractive to passersby as a thrifty deal

In the Event of a Sighting

• DO NOT:– Disturb room further – Take any items out of

the room or apartment• DO:

– Contact your pest management professional

– Determine a relocation policy for residents in infested apartments

Q&A Break

How long does it take to eradicate bed bugs?

In the Event of a Sighting

• Work with your pest management provider and apartment staff to prepare the apartment for treatment:– Pull furniture into the center of the room – Remove or loosen all items attached to the walls– Loosen carpet around perimeter of room

Non-Chemical Treatment

• Non-chemical and environmentally conscious– Disposal– Laundering– Heat– Freezing

Chemical Treatment

• Chemical treatments by a licensed professional– Non-residual chemical treatments– Residual chemical treatments– Fumigate

How to Avoid Litigation

• Documentation• Establish a preventive bed bug routine • Perform regular inspections • Provide education for residents • Ask residents to inspect luggage after traveling• Define roles • Set expectations with residents and create a bed bug

policy

Your PolicyInforming residents of their responsibility to prevent,

report and allow treatment of bed bugs

• “Bed bug free” status of the unit at move in• Requirement of mattress/box spring encasements• Agreement not to acquire furniture from dumpsters or

other unknown sources• Report sightings of bed bugs immediately• Cooperation with the pest management provider to

access units for treatment • Failure to comply with reporting or recommended

treatments could result in the termination of the lease

How to Educate Residents

• Get your policy in their hands• Be proactive and transparent• Dispel unfounded fears:

– Bed bugs can’t transmit disease– Bed bugs won’t infest pets like fleas– Utilizing chemical treatments won’t poison the home

• Hold your property to the same bed bug standards as residents

• Include information in lease packets, on community bulletin boards and in resident newsletters

Resources

• Cornell University’s Guidelines for Prevention and Management of Bed Bugs in Shelters and Group Living Facilities

http://www.nysipm.cornell.edu/publications/bb_guidelines/

• National Center for Healthy Housing: What’s Working for Bed Bug Control in Multi-Family Housing

http://www.nchh.org/Portals/0/Contents/bedbug_report.pdf

Resources

• Resident Education, Bed Bug Tip Sheet: Don’t Let Them Bite Our Community

http://www.orkin.com/downloads/commercial/articles/property/Orkin_NAA_tipsheet_midres_1.25.10.pdf

• NAAEI & Orkin Co-Authored White Paper: Evicting Unwanted Residents

http://www.orkin.com/downloads/commercial/NAA-Orkin%20Bed%20Bug%20White%20Paper.pdf

What now?

• Assemble your resources where you can find them when you need them

• Share what you learned• Get to work on your policy and resident

education• Let us know how we can help

Questions?