Avoid Pest Control Contract Pitfalls

They may be little things but pests—roaches, ants, termites and worse—make a big difference in how homeowners and tenants view their unit. That's why most property managers contract for pest control services and the rest are do-it-yourselfers who regularly battle insect invaders. But know this: keeping insects at bay is a delicate art (too much pesticide can make tenants and pets ill, and too little means insects enjoy free rein). What's worse, not being familiar with the pest control industry leaves you open to unscrupulous companies. But there are plenty of legitimate, professional operators who sell only needed services. Nonetheless, smart property managers have done their homework and know who and how to hire before the need arises.

The secret to knowing the difference? Read on for pointers on how to hire the right exterminator or pest control experts you need.

Hiring Smart
Some pest control companies advertise a lot—"but those aren't necessarily the best," says Susan Jones, a professor at Ohio State University. She cautions that small firms may do excellent, personalized work, but don't necessarily have the budgets to underwrite major marketing blitzes. How to find these hidden gems? A first step is to ask other property managers for referrals.

Narrow down candidate firms to three, say the experts, then kick up the due diligence. "Ask them for references and ask what insurance they carry," says Bernice Lifton, author of Bug Busters. Today's pesticides are slicker and safer than ever, but mistakes do happen and every year several thousand patients (mainly the elderly and young children) show up in hospital emergency wards seeking treatment for pesticide poisoning, Lifton says. A well-trained, well-insured pest control company is a big step toward feeling reassured that work will be done properly and safely.

More reassurance comes by hiring firms where employees are uniformed and wear picture ID tags, says Tim Hullett, president of Hulett Environmental, a large West Palm Beach, Fla.-based pest control company. That's particularly important when they will come into contact with tenants.

Final selection advice is offered by the National Pest Management Association which stresses: "Always deal with a licensed pest management company." In most states, pest control operators need to be formally licensed, precisely because they are dealing with potentially hazardous chemicals. Be particularly wary of unlicensed, self-proclaimed experts who say they can do the work for less. It's just not worth the risk, professionals say.

Pick the Targets
What bugs are you going after—and will pesticides in fact do the job? No bug expert ever predicts victory over pests—they have been around for millennia and will endure—but nonetheless smart pest control can lessen their impacts. The best place to stop bugs is outside, before they come indoors, by making sure window screens are repaired, cracks are filled, standing water is removed and that a pesticide barrier is set up.

What other options are there? Here's where picking the right pest control company matters. A top pro will know the alternatives and will be able to clearly describe the steps, the costs the expected outcomes. Then your judgment kicks in: which will work best in your situation, with your budget? But note that a big warning flag is raised when any company claims to have "special" pesticides competitors don't have. That's just not true, Jones says. Pesticides are regulated by the U.S. Environmental Protection Agency (sometimes state governments, too) and all get the same access to substances on the approved list.

And before the pest control company shows up to do the work, be very clear on what steps need to be taken at your end. Usually, for instance, aquariums need to be covered and pet birds removed from the premises (pesticides can prove fatal to them). All food needs to be removed. Whatever steps need to be taken, get clear on the action items so that the pest control process can proceed smoothly and with as few complications as possible.

As to whether you need to sign up for a program of regularly scheduled follow-up visits (often once monthly, but more often in parts of the country with particularly active bug populations), that's for you to answer, say the experts. Keeping ants, mosquitoes and roaches under control often requires regular application of pesticides, but some property managers will opt to do that themselves. Others will ink a contract for follow-up visits. Either way will work—the important point is accepting that keeping pests under control takes an ongoing effort.