Detecting roaches at the CHECK OUT inspection

General Landlording & Rental Properties
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Detecting roaches at the CHECK OUT inspection

Ted Kawabata
Investor · Honolulu, HI · Member since 2016 · 30 posts · 18 votes

OK I don't see a post answering this questions, either on BP or on the web.  Help!

I'm checking out a tenant and he did an amazing job cleaning.  The place looks GREAT in every way.  But there is a big roach problem that I can't see.  I have 14 days (legal limit in Hawaii) to return any appropriate security deposit.  But it wouldn't matter if I waited longer... I'd have to come at NIGHT and flip the lights on to see if there are roaches walking about.

SUGGESTIONS?!  How can I detect a roach problem during the daytime at the actual check-out appointment?  Or ASAP within a few days after?

Our policy is to give a new tenant a clean place and expect it back clean.  If an outgoing tenant leaves a roach problem, we wanna call a pest control service ASAP and charge it to their security deposit.  Any advice for making this happen in a fair and timely manner?

It's happened more than once that I've refunded the deposit, advertised a vacant unit for a few weeks, finally placed a new tenant a 3-6 weeks later, and then discovered a legit roach problem.  Owner ends up eating the expense, when the former tenant should have paid the bill.  Would GREATLY appreciate any tips and tricks to minimize this occurrence!  Thank you BP!

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Jim Cummings
Residential Real Estate Broker · College Station, TX · Member since 2013 · 1k+ posts · 969 votes
7y

@Ted Kawabata. I have a provision in the Tenant's Lease that makes a deduction from their Security Deposit to pay for Pest Control. 

How it works is: 

1. Landlord provides a Pre-Move-In Pest Control Inspection & Treatment. 

2. If new tenants have any pest issues within the first 30 days of moving in - it's Landlord's responsibility. 

3. After 30 days - it's tenant's responsibility. 

4. When tenants move out, we make a deduction from Security Deposit to fund the Pre-Move-In Inspection & Treatment for the next tenants. 

We also have a provision for a deduction from Security Deposit for Cleaning & Carpet Cleaning. Advantage to the tenant is to not have to do the cleaning themselves. From my standpoint, I want the property & carpets cleaned to my standards - not the departing tenants.  

Occasionally, we'll have someone that wants to do the cleaning themselves, and we typically give an OK - but still have the security deposit we can deduct from if not cleaned to our standards.  

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  • Ted Kawabata
    OP
    Investor · Honolulu, HI · Member since 2016 · 30 posts · 18 votes
    7y

    P.S. Please don't tell me to stop by at night some time.  That's literally what I'm trying to avoid, and I have faith in the BP community that a better solution is out there!

    0Reply
  • Tim Johnson
    Lender · Grand Rapids, MI · Member since 2018 · 703 posts · 446 votes
    7y

    Put out a roach trap.  They have lots of videos on youtube about it.  I did it in a property a couple years ago and I was amazed at the number it caught

    1Reply
  • Thomas S.
    Member since 2016 · 13k+ posts · 12k+ votes
    7y

    Check around fridge seal. behind pictures, under anything under the kitchen sink. Look where it is dark.

    1Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    If you pull out the bottom drawer of a kitchen or bathroom cabinet and put the roach/rodent glue trap at the bottom of that cabinet before reinstalling the drawer then you're sure to catch them if they're there. Do it when the tenant isn't looking so that they can't remove and replace the trap with a clean one. 

    1Reply
  • Trey Brown
    Lender · Kailua, HI · Member since 2017 · 23 posts · 13 votes
    7y

    @Ted Kawabata

    Does your lease say that the tenants are responsible for pest control? 

    Also, if you can't see them during the day, check in the dishwasher and around the the water heater with a flashlight. 

    That being said, as a tenant, if I have a GREAT looking unit, and you couldn't prove that there was a roach problem during the final walk through, and later came back and deducted pest control from my deposit, I'd demand you refund it. Depending on how you read the law, there's an argument that the landlord is actually responsible for pest control.

    - “Landlord is required to supply at all times during tenancy…a unit in a clean and safe condition and the premises in a habitable condition…"

    - "Uninhabitable - ...Defects or conditions ... unhealthy such as cockroaches or mold..."

    Not saying that I wouldn't have my tenant also pay for pest control if there was an actual infestation that they were responsible for, but if their unit is spotless, and you don't see an infestation, I would expect some push back from the tenant. 

    Good luck,

    Trey 

    1Reply
  • Jim Cummings
    Residential Real Estate Broker · College Station, TX · Member since 2013 · 1k+ posts · 969 votes
    7y

    @Ted Kawabata. I have a provision in the Tenant's Lease that makes a deduction from their Security Deposit to pay for Pest Control. 

    How it works is: 

    1. Landlord provides a Pre-Move-In Pest Control Inspection & Treatment. 

    2. If new tenants have any pest issues within the first 30 days of moving in - it's Landlord's responsibility. 

    3. After 30 days - it's tenant's responsibility. 

    4. When tenants move out, we make a deduction from Security Deposit to fund the Pre-Move-In Inspection & Treatment for the next tenants. 

    We also have a provision for a deduction from Security Deposit for Cleaning & Carpet Cleaning. Advantage to the tenant is to not have to do the cleaning themselves. From my standpoint, I want the property & carpets cleaned to my standards - not the departing tenants.  

    Occasionally, we'll have someone that wants to do the cleaning themselves, and we typically give an OK - but still have the security deposit we can deduct from if not cleaned to our standards.  

    2Reply
  • Mary M.
    Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
    7y

    How do you know there is a roach problem?  Why would it be this tenants fault if there is one? 

    Unless I had rock solid proof tenant lived in a manner that brought roaches, I would refund the deposit in full and do the pest control on my dime.

    0Reply
  • Ted Kawabata
    OP
    Investor · Honolulu, HI · Member since 2016 · 30 posts · 18 votes
    7y

    P.S. Please don't tell me to stop by at night some time.  That's literally what I'm trying to avoid, and I have faith in the BP community that a better solution is out there!

    0Reply
  • Ted Kawabata
    OP
    Investor · Honolulu, HI · Member since 2016 · 30 posts · 18 votes
    7y

    All great responses! Thanks guys!!!

    Our lease requires tenants to return the unit free of pest problems.

    I think I’ll put a couple of roach traps out after the inspection, then let them know we’ll check them for roaches in 2 days. Then give a full refund if we see zero or very minor activity.

    I’ll try that routine and see what kind of push back I get. But if I take pictures of the evidence, I think I’ll be well covered to stand my ground. It should work!

    All replies are MUCH appreciated!!!

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    7y

    @Ted Kawabata I'm confused. You imply there IS a roach problem but then you ask for advice on how to determine IF there is a roach problem. If you already know there's a problem, hire pest control and take care of it. 

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    1Reply
  • Matt P.
    Investor · Columbus, OH · Member since 2015 · 625 posts · 601 votes
    7y
    @Ted Kawabata Take the thermostat cover off and a couple outlet covers in different areas to check for sign behind them. Checking behind the fridge is good too.
    0Reply
  • Matt P.
    Investor · Columbus, OH · Member since 2015 · 625 posts · 601 votes
    7y
    @Ted Kawabata And one more thing... If there were no roaches before the Tennant moved in and now there is a problem then you need to use the security deposit to remedy it. Anyone who says otherwise is giving bad advice. The only exception to this for me would be if it is a multi family property, then I am doing what I need to do but if I could get a professional to tell me in writing it came from the Tennant that is moving out then the moving Tennant is paying out of their deposit.
    0Reply
  • Lane Kawaoka
    Rental Property Investor · Honolulu, HAWAII (HI) · Member since 2011 · 4k+ posts · 2k+ votes
    7y

    @Ted Kawabata

    When are you going to stop being a landlord and start being an investor?

    Have your PM do it so when your tenant sues you you are insulated by the PM.

    1Reply
  • Irina Belkofer
    Real Estate Broker · Cleveland, OH · Member since 2017 · 719 posts · 658 votes
    7y

    Boric acid - white dry powder - plus no water or any liquid.

    They will be gone in couple days

    0Reply
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