Bedbugs: Addressing and Preventing Outbreaks in Tax Credit Properties
By A. J. Johnson
Outbreaks of bedbug infestation in apartments are increasing at an alarming rate in most metropolitan areas of the country, and low-income housing tax credit properties are not immune from this problem. Bedbugs can have a severe negative impact (e.g., economic, public relations) on an apartment complex, and may soon become the major pest control problem for the multifamily industry. Severe outbreaks can cost from $20,000 to $50,000 to address.
While bedbugs are not known to transmit disease, they are stressful to residents and challenging to eliminate. Successful bedbug control requires a proactive, multi-pronged approach by property owners and management.
Integrated Pest Management
Pesticides alone should not be used to control bedbugs.
The most effective program for eliminating and controlling bedbugs is an Integrated Pest Management System (IPM). This involves multiple actions taken in a carefully coordinated and logical combination that minimize the risk of pesticide exposure while protecting the environment. A good IPM program will provide for: (1) inspection of infested areas and surrounding living spaces; (2) correct identification of the pest; (3) good recordkeeping, including the dates and locations of when the pests were found; (4) cleaning of all items within a bedbug-infested living area; (5) reducing clutter where bedbugs can hide; (6) eliminating of bedbug habitats; (7) physical removal of bedbugs through cleaning; (8) careful and limited use of pesticides; (9) follow-up inspections and possible treatments; and (10) tenant education on bedbug prevention.
An apartment building may need several cycles of treatment before bedbugs are fully eliminated. For this reason, the “prevention through education” part of IPM is stressed.
Responsibilities of Management and Residents
A successful IPM program recognizes the responsibilities of both management and tenants.
Management must:
- Encourage the reporting of bedbugs by renters and guests;
- Keep records of infestation complaints on site in a log book;
- Respond quickly to complaints with inspection and intervention;
- Develop an aggressive bedbug control plan with elimination as the goal;
- Raise tenant awareness about bedbugs;
- Institute a prevention program, centered on awareness; and,
- Refer tenants to the proper sources of help, such as medical, mental health, financial, and social services.
Tenant responsibilities include:
- Reading and following all guidelines provided by management for reporting signs of bedbugs, and for cleaning and room preparation;
- Cooperating with management staff in the prevention and control of bedbugs, regardless of whether the tenant’s individual living space is overrun or not;
- Knowing the signs of bedbugs and checking constantly for them in personal living spaces; and,
- Encouraging other tenants to follow the guidelines and to cooperate with management.
Control and prevention of bedbug infestation requires cooperation between management and residents, and the services of a pest management professional. Few managers are qualified to undertake a prevention and control program on their own. When seeking a professional pest management professional, the following should be considered:
- The pest management company should be licensed by the state and insured;
- Technicians should be fully licensed in the state and be certified pest management professionals;
- The company should be a member of a professional organization, such as the National Pest Management Association (www.pestworld.org);
- The company should have a staff entomologist or access to one;
- Technicians should have experience with bedbug management; and,
- The proposed work should follow the steps of integrated pest management – not just a pesticide application.
Choose a company based on the quality of service – not just price – and obtain several proposals for service if possible. In addition, always request a pre-inspection to assess the scope of work.
Strategies to Avoid
Certain strategies just do not work when it comes to eliminating and preventing bedbugs. Abandoning rooms or entire buildings will not guarantee eradication. Adult bedbugs can live without food for over a year and will merely move to a new host.
Also, the use of “bug bombs” or full-room foggers is ill-advised. They release small droplets of chemicals that do not penetrate the cracks and crevices where bedbugs live, but can cause harmful exposure to humans and pets.
In addition, merely discarding infested beds and bedding is not a viable approach. Bedbugs will simply spread to walls, molding, ceilings, light fixtures, electronics, TV remote controls, alarm clocks, floor boards, and the edges of carpets.
If infested furniture and belongings are discarded, they should be defaced or destroyed and labeled with the work “bedbugs” to discourage others from taking them.
All in all, bedbugs are an increasingly common nuisance that can be difficult to eliminate. But implementing an integrated pest management system can address current outbreaks and minimize the odds of recurrence going forward.