Incorporating Integrated Pest Management Into Green Physical Needs Assessments. NYC Housing Preservation Department Training February 2016

Transcription

1 Incorporating Integrated Pest Management Into Green Physical Needs Assessments NYC Housing Preservation Department Training February 2016

2 Green PNA Goals Include Health Reduced operating costs through increased energy and water efficiency Healthier living environments by improving indoor air quality for residents Decreased carbon emissions by reducing the property s environmental impact

3 Green PNA RFP Section 5: Inspection Report Must Assess IPM Document existing strategies, practices, and outcomes: Detail observed pest activity Identify current structural, sanitation/housekeeping or operations deficiencies conducive to pest activity and poor pest management outcomes Make recommendations to remediate

4 Green PNA RFP Section 9: Operations and Maintenance Include recommendations for improved maintenance and operations, including janitorial methodologies and products, maintenance best practices, and integrated pest management. Recommendations should address building maintenance, trash management, exclusion strategies, resident and staff training, selected applications and use of pesticides, and ongoing monitoring for pest activity. Recommendations should also identify opportunities to integrate pest proofing improvements into future building rehab projects. Two Shades of Green: Green and Healthy Property Management Guide shall be used as guidance.

5 Why is Integrated Pest Management (IPM) Different? Major emphasis on prevention vs. regular pest application Emphasizes modification of conditions that favor pests Maintaining Buildings and Homes Regular inspection and monitoring to identify problems Limited use of pesticides, only in response to evidence of pests Engages maintenance staff and residents as partners Long-term pest control 5

6 Traditional vs IPM: You Decide Regular spraying or pest applications, regardless of monitoring results? Baseline and annual monitoring units and key areas (trash chutes, laundry, outside) IPM training or certification Pesticide applications only after complaints Written pest control plan post monitoring Coordination with maintenance on repairs, trash management Tenant education

7 Pest Vulnerable Areas The Building Envelope Kitchens Bathrooms Basements Waste Storage Areas Entryways

8 Benefits of IPM Prevention Based Saves Money Overtime More Effective Less Harmful to Humans Promotes Teamwork Among Staff, Pest Management Professional and Tenants Fewer Pest Complaints

9 Very Small Amounts of Cockroach Poop Create Allergens 1 fecal pellet = ~1 mg 1 mg feces = 500 Units Bla g 1 1 female = 3 mg feces per day 1 day = ~1500 Units Bla g 1 per grm dust Human sensitization threshold Morbidity (illness) threshold = 2 Units = 8 Units 9

10 Integrated Pest Management Reduces Pests & Asthma Triggers NYC DOHMH & NYCHA Study Professional cleaning kitchen and bathrooms Caulking & sealing kitchen cabinets etc. MaxForce gels & bait stations, and boric acid powder for cockroaches Garbage cans with lid, food storage containers & cleaning supplies GOOD RESULTS Fewer cockroaches & allergens at 3 & 6 mos Reduced pesticide use

11 Boston Housing Authority (BHA) IPM Results What Changed No flush outs Annual inspections, attention to focus units Tenant coordinators assist pest professionals Integration/coordination with maintenance Results Declines in pest problems, declines in asthma symptoms, IPM costs greater than traditional pest control

12 IPM Case Study: Lehman Village Houses (LVH) East Harlem Public Housing (600 apts.) Goal: Reduce amount and severity of asthma and pest problems Results Roaches reduced in 73% apts. 46% reported mice problems gone No change in control building Ficam Plus, carbamate with pyrethrin

13 LVH - IPM Elements Hired, trained, paid team of residents Inspected structures and apartments Cleaning HEPA vacuumed wall cavities, floors, cabinets Cleaned roach droppings & kitchens Exclusion: Filled, caulked, sealed cracks & holes Pesticides: Roach bait stations, boric acid, mice traps Monitoring: Roach sticky traps Tenant education: Provided free, sealing trash cans, Tupperware, and green cleaning supplies

14 Asthma Reduced in Boston Public Housing after IPM Source: Kay Lazar BOSTON GLOBE, January 01, 2013

15 Fewer Housing Division Complaints After BHA IPM (unit counts shown) Above 1100 Above 1000 Above 800 Above FY 05 FY 06 FY 07 FY 08

16 Mid Bronx Desperados (MBD) IPM Efforts Address Rat Issues Rat Problems Limited space and narrow stairs, hindered garbage storage and trash pick up Buildings at the end of sanitation route, with late or no pickup We took a hard look at our pest control services and now ask more from our contractor. Derrick Lovett, President & CEO, MBD Community Housing Corp. IPM Response Worked with Sanitation Department, rescheduling pickups, resolving problem Prevented pest entry: covered pipes/vents with wire mesh Fixed water leaks Used cockroach baits Demanded more from pest vendor Include pest exclusion in new $10MM renovation specs

17 IPM During Renovation and New Construction

18 IPM During Renovation and New Construction Before Work Begins Hire an IPM Contractor Require a Site Inspection Report Adopt a Regular Service Schedule Incorporate Pest Proofing into the Work Plan During the Project Pest proof all areas of the property attractive to pests Keep areas free of pests and conditions conducive to pests Staff Training and Meetings on: Waste Management Best Practices Pest Reporting/Recordkeeping Implementation of IPM with Other Trades QA/QC on Elements Related to Pest Prevention Punch List Inspection Before Handover IPM Contractor Inspection At Work Completion Adopt an IPM policy Specify how you will inspect for pests, treat pests and keep pest control records. Provide this information to your building residents

19 Ask About Pest Control Practices (pre-meeting survey; site visit) 1. Is your property experiencing pest problems (cockroaches, rodents, bed bugs, or other insects)? Have the problems gotten worse or better over the last year? 2. Are you satisfied with your pest contractor Y/N? 3. Does your pest contractor follow Integrated Pest Management Strategies (IPM)? Conduct regular inspections of units, common areas, maintenance areas to identify pest problems (minimum annual inspection)? Provide a written pest management plan and review it with the management? Only use pesticides when absolutely necessary? Are pesticide applications completed on a calendar schedule or only when pest activity is confirmed? Identify structural or maintenance issues contributing to pest problems, and coordinate with property management? Use non chemical strategies sealing holes and cracks, waste management strategies, sanitation suggestions? Use a system to track and evaluate pest complaints and success of service calls, with a written log on site?

20 Ask About Pest Control Practices (pre-meeting survey; site visit) 4. Does the owner or property manager have a written pest control policy and if yes, can you provide a copy? 5. Does policy or specifications describe strategies to control of specific pests (rats, mice, cockroaches, flies, bedbugs, etc.)?

21 Look for Evidence of Pests? What s the Pest?

22 Pest Entry Opportunities

23 Pest Entry Opportunities Newly installed cabinets not properly sealed Properly sealed cabinet (sealed using sealant)

24 Pest Entry Opportunities Problem: Space behind cabinet gave perfect access/hiding space for mice (heavily traveled based on rub mark) Solution: Make cabinet flush against wall, eliminating hiding space for pest.

25 Pest Entry Opportunities

26 Pest Entry Opportunities

27 Pest Entry Opportunities Problem: Gaps around this vent allow mice and insects into building. Solution: Seal around vent, preferably with a wider lip to vent, or fill void with concrete.

28 Check, Check, Check Holes in the door, gives perfect access to pest to walk into the building. Aluminum plate failed to stop pests from entering building. 28

29 Pest Exclusion Tools and Specifications Sealants Copper mesh Screens Stiff, anti-pest brushes on boiler room & exterior doors Hardware wire cloth

30 Green PNA Sample Text Section 5: Inspection IPM Observations Describe if IPM practices are being followed (examples in italics) Documentation provided to indicated that IPM practices are being followed (e.g., IPM policy, IPM plan, pest monitoring log). Discussions with property management indicate pest contractor does not conduct regular inspections, applies pesticides on schedule and not in response to evidence of pests, does not identify exclusion or property management repairs to reduce pest risks.

31 Sample Green PNA Section 5 Inspection Text (examples) Rat and mice dropping were observed in the boiler room and Cockroach dropping were observed around the trash chutes and roach traps showed evidence or roaches in... Holes, cracks,, crevices, and open space that could allow pest entry were observed in along plumbing penetrations in units #... At door edges to boiler room and rear entrance, behind kitchen cabinets in.., and in along windows in basement.

32 Sample Section 9: O&M Recommendations (examples) Property owner and manager should review current pest vendor contract and work specifications to be consistent with NYC IPM Tool Kit, Model Scope of Services. Recommend more regular inspection of all units & common areas, use of monitoring traps in high risk areas, modification of pesticide treatments for cockroaches to use bait and gels in crack and crevice applications. Pest treatment is recommended around trash chutes to address cockroaches, using baits and gels. Sealing of holes, cracks, crevices, doop gaps is recommended in the following areas to reduce pest entry using durable materials specified in NYC IPM Tool Kit (boiler room,...).

33 Additional IPM Resources NYC IPM Tool Kit (Deb, Mike what else do we want to list?) Two Shades of Green: Green and Healthy Property Management (includes IPM recommendations) Integrated Pest Management: A Guide for Affordable Housing HUD s Guidance on IPM 9.pdf The National Center for Healthy Housing (NCHH)