5/2/2014. Bed Bugs and Beyond: Prevention and Control. Purpose of Today s Presentation. True or false? An IREM Workshop.

Transcription

1 Bed Bugs and Beyond: Prevention and Control An IREM Workshop Purpose of Today s Presentation In this workshop, you will learn: The problems bed bugs pose for property managers How to identify if you have a bed bug infestation How to prevent or treat a bed bug infestation Bed Bugs Myths True or false? Bed bugs are only a problem in low-income neighborhoods Bed bugs carry disease Any insecticide will kill bed bugs Household bug bombs that are meant for flying insects will kill bed bugs False to all of the above 1

2 What s the Story with Bed Bugs? Bed Bugs have been common in U.S. history Bed bugs populations dropped dramatically during the mid-20th century Current resurgence in the population of bed bugs suspected as a result of: increased resistance of bed bugs to available pesticides greater international and domestic travel lack of knowledge regarding control of bed bugs continuing decline or elimination of effective pest control programs at state and local public health agencies 2013 Most Bed Bug Infested Cities (Orkin) 1. Chicago 9. Denver 2. Los Angeles 10. Indianapolis 3. Columbus, Ohio 11. Richmond/Petersburg, Va. 4. Detroit 12. Raleigh/Durham/Fayetteville, N.C. 5. Cincinnati 13. Dallas/Ft. Worth 6. Cleveland/Akron/Canton 14. Syracuse, N.Y. 7. Dayton, Ohio 15. Atlanta 8. Washington, D.C. 16. Houston What are Bed Bugs? Bed Bugs are small, flat insects that feed on the blood of sleeping people and animals. They are reddish-brown in color, wingless, and range from 1 to 7 millimeters in length (they crawl, not fly) They can live several months without a blood meal. 2

3 Where Do Infestations Occur? Infestations of these insects usually occur around or near the areas where people sleep or spend a significant period of time. Apartments Rooming Houses Nursing Homes Cruise Ships Trains Shelters Hotels Hospitals Buses Dorm Rooms And yes, even commercial buildings Where Do Bed Bugs Hide? Bed bugs are experts at hiding -- their small flat bodies allow them to fit into the smallest of spaces seams of mattresses box springs bed frames and headboards dresser tables cushioned chairs cracks or crevices behind wallpaper clutter or objects around a bed, a chair, a desk, etc. Bed bugs can travel over 100 feet in one night, but they tend to live within 8 feet of where people sleep or rest How Can I Tell If Bed Bugs Are Present? First sign: Bite marks on the face, neck, arms, hands, and any other body parts (may resemble mosquito or flea bites) It may take as long as 14 days to develop in some people (and since most are bitten while sleeping they won t even know they were bitten until they start to react), so it is important to look for other clues 3

4 How Can I tell If Bed Bugs Are Present? Look for exoskeletons of bed bugs after molting In the fold of mattresses Sheets Nearby furniture How Can I Tell If Bed Bugs Are Present? Look for blood spots: Rusty-colored blood spots from bed bugs blood-filled fecal material may be excreted on the mattress or nearby furniture. A sweet musty odor may also be present How Can I Tell If Bed Bugs Are Present? Look for dead ones or live ones 4

5 Inspection Tool Kit Magnifying glass Strong flashlight Plastic zip-top bags Pyrethrin or compressed are for flushing bugs out of cracks Screwdrivers for removing electrical plates Other tools for disassembling furniture Alcohol, glass-cleaning or baby wipes for stains or droppings Cotton swabs for checking stains in crevices Sticky traps to place and check regularly What Problems Do They Cause? For tenants Mild to severe allergic reaction to the bites, in rare cases, anaphylaxis (severe, whole-body reaction) Secondary infections from scratching bites Emotional/mental stress, loss of work, loss of sleep Problems related to misuse of pesticides Financial burden of eradication Unpleasant nuisance in homes and workplaces What Problems Do They Cause? For property managers Damage to your and your property s reputation (tough to attract new residents/tenants) Significant cost to eradicate (average of $ per room, heat treatment up to $1200) Subjects the company to legal liability, and even more expenses 5

6 What Legal Liability? Florida: Guest sued motel for willful and wanton conduct. Court found hotel s failure to either warn guests or take effective measure amounted to fraud. Jury awarded compensatory and punitive damages. New York: Landlord sued tenant for unpaid rent. Tenant counterclaimed-warranty of habitability (bedbugs), 45% abatement of rent during months of infestation. More cases on their way More states and municipalities imposing disclosure and eradication requirements on properties. Government Requirements Under Consideration Required training of multi-family staff (including certification ) Legal liability for costs of abatement Ongoing inspection requirements Reporting requirements Notification to tenants Relocation of tenants while treating Record keeping Required written plan for pest control Tenant education requirements Required lease language Use of licensed pest control companies Disposal requirements for infected materials What Should a Property Manager Do? Step 1: Prior to signing a lease agreement Examine rental unit Train staff to recognize infestation Step 2: The rental agreement Where appropriate, include language making the tenant responsible for any treatment Require tenant to record and report sightings Require synthetic encasements surrounding mattresses and box springs Restrict use of furniture retrieved from dumpsters or unknown places Check any state and local laws that might impose requirements 6

7 What Should a Property Manager Do? Step 3: Add a bed bug lease addendum Provide a copy of any bed bug certification, requiring acknowledgement that unit is bed bug free upon move-in Identify tenant obligation to allow access to pest management exterminators, and to cooperate in eradication process if it arises Clarify that failure to report infestation or to cooperate is a breach of the lease, and a cause for termination What Should a Property Manager Do? Step 4: Include bed bug information and facts with your lease agreement Inform tenants about what to look for Tips for preventing infestation Inform tenants about the types of treatments that might be required Step 5: Bed bug treatment Contact your bug elimination contractor immediately upon receiving proof of infestation Inform tenants not to move anything before the bug control contractors get there Be up-to-date on state and local laws relating to liability and/or control guidelines Types of Treatments: Non-Chemical Ambient heat treatments use fans and a heat source to heat a space to 130 F to 140 F and hold that temperature for a sufficient enough time to heat all areas within the space to 120 F. 7

8 Types of Treatments: Non-Chemical Steam heat treatments uses a wand that can go over infected areas. Since the wand only goes over selected areas it good for cleaning smaller articles, like a chair or drapes but doesn t clean the whole room. Chemical Treatments: Why You Need a Professional Not all chemicals or pesticides work on bed bugs the professionals know which ones do and don t Huge potential liability if misuse the chemicals you could damage property and/or make people very sick Don t try to use pesticides yourself leave that to the professionals Don t Stop Treatment Too Soon! Don t consider an infested unit in isolation. Bed bugs spread easily throughout a building Be sure to inspect, and treat if necessary, all units that share a common wall with the infested unit Eradication can cost several hundred to several thousand dollars per unit so you want to make sure you get them all the first time 8

9 Bed Bug Treatment: Landlord Steps 1. HIRE A QUALIFIED, LICENSED PEST MANAGEMENT PROFESSIONAL Make sure the pest management company is licensed and has a protocol for dealing with bed bugs 2. CONTACT TENANTS & SCHEDULE THE VISIT Extermination will ONLY be effective with your tenants' participation and preparation. 3. INSPECT BEFORE TREATMENT Call your pest control professional to request a consultation, confirm infestation, and for assistance & instructions. Only a licensed pest control professional is qualified to confirm infestation. 4. COORDINATE THE DATE & TIME OF TREATMENT Speak with tenants and coordinate date and time for preparation of home and extermination. Schedule accordingly. Bed Bug Treatment: Landlord Steps 5. PROVIDE WRITTEN PREPARATION INSTRUCTIONS TO TENANT Provide tenant with written instructions for preparation. Preparation of the dwelling is critical for the day of treatment. Inform tenants of steps required to prepare for extermination. Without these steps, the extermination will not be effective. 6. REPEAT INSPECTIONS Inspect the dwelling every 2 weeks until resolved. 7. REPEAT TREATMENT Repeat the treatment and eradication measures until problem is fully resolved. 8. INSPECT ADJACENT UNITS Adjacent units must also be inspected and treated, as the insects live in the walls and floor boards of a building. What to Ask Before Treatment Questions to ask a pest control provider: Do you have background, training and experience with bed bugs? How long will treatment take? How many treatments are required? How do I/we prepare for treatment? Do you offer follow up inspections? 9

10 Bed Bug Treatment: Tenant Steps To prepare for bed bug treatment you will need: Strong trash bags with ties Washer/Dryer machines (HIGH HEAT) Vacuum cleaner with disposable bag Vinyl mattress and pillow covers with zippers Bed Bug Treatment: Tenant Steps 1. COLLECT ALL FABRIC ITEMS IN BAGS 2. REMOVE THE BAGS FROM THE PREMISES 3. WASH ALL ITEMS IN HOT WATER, DRY ON HOT SETTING, THEN SEAL IN NEW BAGS 4. VACUUM ALL SURFACES Using a strong suction vacuum, vacuum all furniture, mattresses, floors, walls, crevices, heating units, baseboards, picture frames, etc...). 5. DISPOSE OF VACUUM BAG IMMEDIATELY Immediately place vacuum bag in a trash bag, seal and throw away in a waste container outside of building. Bed Bug Treatment: Tenant Steps 6. DESTROY & THROW AWAY INFESTED ITEMS Destroy infested items and furniture and dispose of immediately. To prevent reuse of disposed of furniture break it apart, slash the fabric with scissors, and/or smear ketchup on it, then wrap it in plastic. This will prevent others from picking it up off the street and bringing insects into another home. 7. SEAL MATTRESSES & PILLOWS Completely seal mattresses and pillows in a zippered vinyl covering. Leave sealed for one year. 8. PROTECT LEGS OF BEDS & FURNITURE After treatment, place legs of beds and furniture into bowls of mineral oil. Apply Vaseline and/or 2-sided tape to the legs of furniture. This prevents the insect from climbing up. 9. RETURN CLEAN ITEMS TO HOME 10

11 Getting Rid of Bed Bugs Bug control most effective when an Integrated Pest Management (IPM) approach is implemented with participation from tenants An IPM may include: Using monitoring devices or other detection systems Sanitation removing clutter, laundering infected materials, vacuuming, etc. Sealing cracks and crevices, removing any hiding places Heat treatments Chemical and non-chemical treatments: using a licensed Pest Management Professional (PMP) Integrated Pest Management (IPM) IPM is not a single pest control method but a series of pest management evaluations, decisions, and controls Four-Step Approach: 1. Set action thresholds a point at which pest populations or environmental conditions indicate that pest control action must be taken 2. Monitor and identify pests 3. Prevention per prevention plan 4. Control Implementing Integrated Pest Management: Management Role Institute a prevention program, centered on awareness Keep records of bed bug complaints Respond quickly to complaints Find out the Pest Management Professional s requirements for unit prep and plan ahead Have the professional inspect and treat units adjacent to the infested one Communicate the situation to tenants (especially tenants with respiratory problems, chemical sensitivities, pregnant women, the elderly, or if children are present) but don t move anything from infested unit until inspected and treated by professional Refer tenants to the proper sources of help (medical, mental health, financial, and social services) 11

12 Create an Effective Awareness Program Printed literature on bed bugs (using pictures) Prepare in English, Spanish, and other appropriate languages Signs posted near dumpster warning about used furniture Notices encouraging tenants to report infestations Provide copy of action plan to each tenant Place signs in laundry area warning tenants not to put bed bug infested bags in the trash Implementing Integrated Pest Management: Facilities, Maintenance and Support Services Role Empty dumpsters weekly Destroy or damage any furniture left out for trash so it can t be reused Inspect any laundry room weekly Help residents prepare educate and provide support Be cautious working in units never set items on or under beds, recliners, sofas, etc. Implementing Integrated Pest Management: Tenant Role Inspect regularly Clean and launder regularly Report bed bug sightings immediately and seek help from staff Use plastic bags if transporting infested items Don t bring in used furniture found on the street Follow any preparation instructions from the PMP 12

13 Prevention is Least Expensive Solution Preventing Bed Bugs Work with a pest control professional to develop a written plan and protocols. Educate yourself and your staff on bed bug biology, dynamics of infestations and how to identify bed bug signs. Communicate with your management team and key departments (maintenance staff, house keeping, regional managers, etc.) about managing bed bug situations to set expectations. Preventing Bed Bugs Schedule initial and ongoing inspections, document inspections and treatments, and do not miss follow up treatments. As part of your protocol, develop instructions on how to prepare for pre- and post-bed bug treatments and define a way to enforce those steps. Make sure residents understand how to prepare for treatments. This may require a translator if your residents do not speak English. Develop a procedure for inspecting furniture and other items at move in and, in the event of infestation, control points and procedures for discarding infested items. Create rules regarding clutter and sanitary conditions and schedule regular inspections of units. 13

14 Resources Available National Center For Healthy Housing Free Report: Looks at the pros, cons and costs of various treatment options Questions? Thank you! Information in this workshop was drawn from: U.S. Centers for Disease Control and Prevention (CDC) (CDC) U.S. Environmental Protection Protection Agency (EPA) National Center for Healthy Healthy Housing For information on this and other industry topics, visit today! 14