📅 Annual Pest Control Calendar for Property Managers
| Month | Priority Tasks |
|---|---|
| January–February | Rodent exclusion audit; check all utility penetrations for winter entry points; schedule spring termite inspection |
| March–April | Termite swarm season (most states); schedule annual termite inspections; begin mosquito prevention (drain standing water); ant prevention perimeter treatment |
| May–June | Pest pressure peaks; ensure PCO service frequency is adequate; inspect common areas weekly; wasp nest prevention (treat eaves) |
| July–August | Peak mosquito season; drain all standing water; peak wasp season; cockroach pressure highest in heat |
| September–October | Stink bug prevention (seal gaps before they enter); rodent exclusion before winter; spider webs in common areas (aesthetic + safety) |
| November–December | Rodent pressure highest as they seek warmth; check all door seals; holiday packages create cardboard (cockroach harborage) increase |
📋 Unit Turnover Pest Checklist
Every unit turnover is an opportunity to reset pest pressure. Complete this checklist on every vacancy:
- ☐ Full visual inspection of all rooms — especially kitchen, bathrooms, and any storage areas
- ☐ Check under and behind all appliances for cockroach evidence (droppings, egg cases)
- ☐ Inspect mattress seams and bed frame if any furniture left behind
- ☐ Seal all pipe penetrations under sinks and behind washer/dryer
- ☐ Replace door sweeps if worn
- ☐ Professional pest inspection if any evidence found — do not rent until cleared
- ☐ Document inspection result in writing for the file
📊 Documentation Best Practices
Proper documentation protects you legally and operationally:
- Keep written records of all pest reports received (date, unit, nature of complaint)
- Keep written records of all PCO service visits (date, areas treated, products used, findings)
- Document all tenant communications about pest issues
- Photograph any significant pest evidence before and after treatment
- Retain all records for minimum 3 years (7 years recommended)
📋 If a tenant dispute escalates to legal action, dated documentation showing prompt response is your primary defense. "We always respond to pest complaints" is not a defense — documented response times are.
❓ FAQ
What should a property manager do when a tenant reports pests?
1) Acknowledge in writing within 24 hours. 2) Arrange PCO inspection within 72 hours. 3) Execute treatment within a reasonable time (7–14 days for most pests; sooner for bed bugs). 4) Document every step. 5) Follow up with the tenant after treatment.
How do I prevent pests during unit turnover?
Complete a structured pest inspection on every turnover. Seal all pipe penetrations. Replace worn door sweeps. Remove all cardboard and food debris. Schedule a professional pest inspection if you find any evidence. Never rent a unit with known pest issues.