Is my Tenants Mice Problem, my problem??

Question

I bought a property about 6 months ago. It’s a low income section 8 that has cash flowed well for me.

My tenant just told me this morning that she has a big mice problem. She’s catching about 20 per week, there’s feces everywhere, she’s spending a ton of money on traps and she can’t take it anymore.

She’s lived there for 10 years, clearly the previous owner didn’t give in to her concerns. The lease I inherited states the tenant is responsible for pest control.

I nicely reminded her of that and told her I would at least buy her one of those big boy $100 electric mouse traps.

She said 2 years ago she had an exterminator out on her own dime and he told her he can’t do anything about the problem because the house has to be sealed so they can’t get in. So she is telling me that as the landlord it’s my responsibility to seal the property and then she will gladly pay for any exterminator from that point. I’m not so sure about this.

Do you guys think I should have to deal with this? If so, what’s the best (cheapest) way to seal a property from mice?

David Hutson · Answer

@Vincent Plant,

I would get your property manager to handle it immediately.  I can't tell what the issue is with the house but if you don't seal the home mice and other critters, along with weather, can get into the house.  Sealing the house is your responsibility and in your best interest do to next week.  Once it's sealed hopefully the $100 trap you buy would take care of the mice inside (I would buy it for her to show good will as the new owner).  If she has been in the home that long I would want to keep her in the home long-term while maintaining the home before it gets worse.

Did you get a home inspection when you purchased the property?  If so, I would review it again to determine what other issues there may be that need to be addressed.  If you let the big stuff go now it will be much more expensive down the road.

Max T. · Answer

you should seal the house. it is not expensive.

walk the perimeter. fill any holes you see along the foundation with mortar, spray foam, steel wool, etc.

then go in the basement and do the same along your rim joists and any other holes you find

you have to be thorough. mice only need a dime sized hole to fit thru

Kathy Johnson · Answer

Ask her if she will provide you  a copy of the exterminator's report because it might list the areas that need sealing which will make the task easier. Even if the lease makes the tenant responsible for the pest control, you need to keep your building in good repair.  Mice can cause damage inside the walls and to cabinets and wall with chewing and filling gaps up with nasty smelling nests.  They can even damage wiring.

James Mc Ree · Answer

Sealing will definitely help, but mice can get in through very small holes.  It is almost impossible to completely seal an older home, especially a row/townhouse with adjoining walls to other properties.

Mice are drawn to food.  That is why your tenant has a mouse problem, regardless of entry points.  The tenant needs to keep a cleaner house.  Do a due diligence inspection of the property and see if there is any food or food waste left out inside our outside the house. Seal before the cold weather comes as mice will be driven to seek warmth as the temperature drops too.

If the property is a row/townhome, check the neighboring homes.  The neighbors will almost certainly deny having mice, but could also be the cause as older homes often don't have the solid firewalls you think they might.  The entry source could actually be several houses down and they are just surfing the row.

I hired one of the major firms to seal a rental.  It was $700 and massively over-priced.  Go to a big box store or online and buy a tube or two of mouse sealing foam and the applicator gun.  There are interior and exterior varieties of the foam.  Seal every gap you can find that is a pencil width or larger. Focus on the basement and ground level floors.  Dig through the kitchen cabinets, behind appliances, everywhere.

A.B. Argee · Answer

Not only must the house be sealed (in theory), but rodents will chew away at your pipes and cause flooding.  They need water.  A mouse can slip through a 7cm diameter hole, a rat through 14cm, and they can breed fast.

Jill F. · Answer

twenty per week is a lot of mice. I'd pay for an exterminator.

Mike McCarthy · Answer

I would recommend you pay for and walk around with an exterminator. They will seal many of the smaller areas, and point out larger areas that you should get a handyman to fix/seal. The exterminator will also point out anything the tenant might need to do on their end (cleaning, sealing food containers, etc).

I think it’s worth the money to do it once and get the property work sealed. After that, let the tenant know that keeping things cleaned is on them.

Alex Thiel · Answer

That’s straight nasty and having an exterminator go through the building and seal it up would probably be a few hundred bucks, would make your tenant happy, as well as protect your building from damage. Sounds like you have a good long term tenant who is willing to work with you on an issue. The fact she got an exterminator on her own shows she is proactive. Why wouldn’t you help her out?

Is my Tenants Mice Problem, my problem??

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