How to Navigate The Process of Tenants, Termites, and Tenting

Tenants, termites, and tenting, OH MY!  A few years ago, we had the unfortunate situation of termites in our six-unit apartment complex.  This blog covers how to navigate the process of termites in your rental property.  We cover how we discovered them, the tenting and fumigation process, communication and method of guiding our tenants, and all the nuts and bolts that came along with this experience.

Discovery

Our termite story begins with a tenant informing us that she noticed a few tiny pinholes around her front door frame and molding.  On the floor directly underneath, she saw fine dust.  Under the advice of our pest control company, she was asked to place blue painters’ tape over the holes.  If the hole appears through the tape again, we have termites. Indeed, holes were there a few days later.  Ugggh! How could we have termites in our rental property?!

After picking our stomachs up off the ground, we immediately scheduled our pest company out for a complete pest inspection.  The apartment in question is in the front of our six-unit building.  After investigating the basement, the inspector confirmed there was a small infestation of dry wood termites.  Dry wood termites, unlike subterranean termites, live inside the wood, making soil treatment pretty much useless.

We were given two options:

1) Treatment with heat for control of dry wood termites. Heat treatment consists of tarping off the infested areas (units 1-3) and adjacent areas and heating wood to a temperature of 130 degrees. The temperature must be held for one hour to rid of the termites.  We were advised that this treatment is only for a limited area and does not include any other complex areas in the guarantee.

2) Seal the entire structure with tarps (tenting) and fumigate to kill the dry wood termites. Tenants must vacate the building until the fumigation process is complete which, may take 3-4 days.

While the thought of having to tent the entire building, and all that goes with it, had us hoping option one would work, we knew all along that tenting was the best way to go.

We were quoted $3500 for option one and $4800 for option two. The cost difference between the options was not extreme, so we felt it was better to attack all units just in case.   We were relieved we chose to tent the whole building when a tenant in a rear unit alerted us to a flying insect they discovered inside their apartment (yep, it was a termite!).

The Termite Fumigation Process In A Rental Property

In California, it is a requirement that the pest control operator who carries out this process to hold certification to perform fumigations. Unfortunately, our pest control company did not have the proper license, so they referred us to a fumigation specialist.

The company explained that fumigation techniques often differ from building to building.  In most cases, rubberized tarps are tented or placed over the entire house/apartment and secured. Then, Vikane, a pesticide, is released into the residence. The tarps concentrate the gas inside the structure until the gasses dissipate.

Because we had termites in our rental property, all tenants would need to vacate their units and open all cabinets, doors, and windows for fumigation. During this time, the residents must find an alternate residence for three to five days.  The length of time depends on how extreme the infestation is.

Fumigation usually involves the following phases:

1. Gas lines are shut off, and the area to be fumigated is covered to create a sealed environment.
2. The fumigant gas is released into the home and percolates throughout the residence to kill any infestation. The specialist monitors the gasses released to determine the quantity and length of time it needs to remain.  A fumiscope is used to measure concentrations of fumigant gas during the treatment process and leak detectors monitor for gases that may escape the treatment area.
3. The affected space is ventilated so the poisonous gasses can escape from the residence. Then, again, the specialist monitors the gasses and renders the area safe for humans to enter. A clearance device is used to check for deficient concentrations (1 part per million or less) of fumigant in the house before people and pets can return. The correct ventilation of the area is a critical safety aspect of fumigation.
4. After testing to assure the chemicals are gone, the gas lines are reconnected, and the home is released for reentry.

Then, tarps are draped down all sides of the building, sealed with clamps and sandbags around the base.

Finally, the fumigation began.

Scheduling, Compensation, and Unit Prep

When you are dealing with termites in a 6-unit rental property, it is not as easy as calling the fumigation company, setting a date, and a few days later problem solved.  Coordination between vendor, tenants, neighbors, gas company, and security, is quite the undertaking.  The process from discovery to implementation took us 6-8 weeks to organize.

The fumigation company had to perform several inspections to measure our 3 story building.  We are located in midtown of a metropolitan city so parking and maneuvering the large cranes to drop the tarps had to be well thought out.

As with everything we do as landlords, communication with our tenants is the most important step.  Early on we informed our tenants what we had discovered, and what was likely to come.  When the dates were finally set, we gave them ample notice and information to prepare.  They would have to prep the interior and then be away from their units for several days.

Compensation

Tenant compensation for the disruption took us a sometime to determine.  We realized what a hassle this experience was and where, as landlords, we were compassionate with their upheaval, ultimately we decided to give each tenant a significant rent credit.

We knew, at a minimum, we had to prorate their daily rent of the days they would be displaced.   However, hotels in our area can be expensive, so the daily proration would not be enough compensation for the tenants.  We also felt we should consider their time to pack up their food and make other arrangements for their time away.   Ultimately, we decided to give each unit the daily prorated rent back, as well as, a one-time compensation fee per tenant in the unit.  The average daily rent was somewhere in the $35-60 range and we added a flat amount of $200 per tenant on top of that.  We found most tenants went to stay with friends or family in lieu of a hotel.

Additionally, we hired a cleaning crew.  Even though vapers from fumigants do not leave a residue, we had them wipe down all surfaces and appliances.  As a good faith gesture, we had the units vacuumed and did a quick cleaning of each unit prior to the tenants return.

Lastly, besides the prorated rent credit and free cleaning, we welcomed the tenants back to their homes with mini gift baskets filled with bottled water, snacks, and a gift card to the deli across the street.

While our tenants were not thrilled with the news, we were grateful that they all were very understanding.

Preparation of Units

The fumigation company provided a checklist of how the property had to be prepped before their arrival.  All people, pets, and plants must be removed from the structure before fumigation. This checklist included fish and seeds or bulbs intended for planting.  There were several recommendations by the fumigant manufacturer.   Medicines, feed, and food not sealed in metal, glass, or highly resistant containers must be removed from the structure or sealed in protective bags (provided by the fumigation company).   After treatment, fumigants do not leave residues on household items once the home has been ventilated and appropriately cleared.

Also included in our communication was information on the process of the fumigation and the required release of liability forms.

Besides distributing it to our tenants, we went through every item on the checklist.  Given all drawers, cabinets, doors, and windows had to remain open, we knew we had to provide security during the fumigation.  Midtown living is busy.  With all the foot traffic and homeless wandering around, we did not want to tempt someone from entering unlocked units.  So we handled security during the daytime and hired a company for the evening hours.

The checklist advised us that the gas lines had to be turned off during the operation.  The fumigation company offered to coordinate with our gas company to schedule the shut-off and turn-on process.  We were very grateful for this as we had plenty on our plate already.

Final Notes

If we did one thing differently, we would add an extra day for the property to air out.  We found we had 1-2 tenants who were sensitive to chemicals.  They stated they experienced headaches and burning eyes the evening after returning to the unit.  We have no proof that these symptoms were a result of the fumigation.  However, our advice would be that it is better to err on the side of caution.

Additionally, we are thankful for a healthy capital reserve to cover the expense of the fumigation, security, and tenant compensation.  Check out our blog Cash Reserves for Rental Properties, How Much is Enough to see how we set ourselves up for success with this unexpected expenditure.

Don’t forget to inform your neighbors.  They will appreciate knowing beforehand, instead of coming home to find the circus popped up right next to their home!

The entire process of coping with termites in our rental property was quite an ordeal.  However, with the help and guidance of our pest control company, the fumigation experts, and the security firm, we made it through while also acquiring newfound knowledge.

Last and most importantly, the inconvenience our tenants endured was mitigated by the open and transparent communication we foster in our landlording business.  Even in stressful situations, eliminating the unknown and passing along pertinent information helps ease the situation.

We found this fumigation brochure helpful in answering our questions about the process.

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Here are some other articles we have written for landlords that you may find helpful as well:

Landlording Is A Team Sport

Offering Tenants Incentives Upon Lease Renewal

The Who, What, When, and Why of Residential Vacancy Insurance

Why Landlords Should Require Rental Insurance

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