For board members and managing agents, few issues cause more upset in cooperative and condominium buildings than uncontrolled noisy neighbors or pest infestations. As for the latter, water bugs, roaches and bed bugs are among the most intractable issues. Sadly, these pests do have adverse public health effects.
One of the more persistent health issues relating to pests involves asthma. Pests including roaches, mice, mouse body parts and mouse droppings may possibly trigger asthma attacks in both children and adults.
Managing agents and staff tend to take a cavalier attitude toward this issue. Whether in the building or the office, the staff become desensitized to the issue.
One result is that when a resident has been dealing with the problem for months or years, the staff tends to see it as a routine recurring issue. However, it is a case of increasing frustration for the resident: the day the staff treats the latest incident casually or with a lack of seriousness, the affected resident may react adversely.
Building agents and staff need a standard protocol to address complaints of insect infestations. These protocols must include notifying the managing agent, documenting the report, sending staff to inspect, ensuring the building exterminator comes regularly and servicing units as required.
Remember to ensure the building does not provide pests with food, water, shelter and access. This implies fixing any holes in walls and ceilings, cracks and leaks as soon as possible.
If pests are creating the holes, regularly check known access points and repair any new openings immediately. Keep common areas clean and free of clutter.
Only store items in rooms designated for storage in the Certificate of Occupancy. Storing items in places not meant for storage can attract pests and create a fire hazard. Encourage residents to throw away trash and waste in sealed containers, take them to designated locations daily and store food in sealed containers.
If these methods prove ineffective, pesticides may be required. Only lawful pesticides should be used and then, only in accordance with package instructions. The more conservative approach is to have licensed pest control workers apply them. New York State maintains a publicly available list of licensed technicians and licensed businesses.
Bedbugs are another persistent pest issue with potential adverse health effects. Some people are sensitive to bites, while others may not be. Regardless, the bites may become infected. Bedbugs tend to burrow in fabrics like mattresses and sofas and openings in furniture, floors and walls, generally where people sleep.
Bedbugs must be treated professionally, and infested articles such as carpets, mattresses, or sofas must be disposed of carefully to avoid allowing the bedbugs to escape to other locations. Vacuuming affected areas may be helpful.
Pest professionals may wash or treat smaller items with heat or chemicals. As a prevention, bed bug traps may be placed on the legs of bed frames and furniture.
Residents, cooperative boards of directors and condominium boards of managers should all carry a bedbug insurance rider. Most policies exclude pest coverage.
Ridding an apartment, let alone an apartment building, of bedbugs can be costly. Sometimes, residents must relocate for a time, and sometimes they lose furniture, clothing and accessories.
While the six- and eight-leg pest varieties are annoying and do pose public health risks, with appropriate procedures and pest control contracts in place, the issues are manageable.
Managing agents and boards should investigate building bedbug riders, while unit owners and lease holders should be advised to investigate similar riders for their personal homeowner policies.
This column presents a general discussion. This column does not provide legal advice. Please consult your attorney for specific legal advice.
Carol A. Sigmond
Partner
Greenspoon Marder LLP
1345 Avenue of the Americas, Suite 2200
New York, NY 10105
carol.sigmond@gmlaw.com
(212)524-5074