Detecting roaches at the CHECK OUT inspection

[Ted Kawabata]

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!

[Jim Cummings]

@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.