BED BUG SEMINAR 2017 MAHMA Regional Affordable Housing

BED BUG SEMINAR 2017 MAHMA Regional Affordable Housing Conference Presented By: Dimitri Hatzifotinos & Solomon Parini Willis Law Firm 141 E. Town Street, Ste 200 Columbus, OH 43215 P. 614. 324. 0450 F. 614. 324. 0460 dhatzifotinos@willislawohio. com sparini@willislawohio. com

The following stunts are performed by a trained professional • DO NOT TRY THIS AT HOME! • The purpose of this written material is to provide information with respect to current legal developments and topics of general interest. No attempt is made to offer solutions to specific problems. This publication should not be utilized as a substitute for professional services in specific situations.

Integrated Pest Management • Requires everyone’s participation to eradicate • 1. Exclusion and proofing • 2. Hygiene and sanitation • 3. Treatment • HUD’s recommendation is the one found at http: //www. stoppests. org

§ 5321. 04 Obligations of Landlord (A) 1. 2. 3. A Landlord who is a party to a rental agreement shall do all of the following: Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety; Make all repairs and do whatever is reasonably necessary to put and keep the premises; Keep all common areas of the premises in a safe and sanitary condition.

§ 5321. 05 Obligations of Tenant (A) A Tenant who is party to a rental agreement shall do all of the following… 1. Keep that part of the premises that he occupies and uses safe and sanitary; 5. Comply with the requirements imposed in tenants by all applicable state and local housing, health, and safety codes; … 9. (B) The Tenant shall not unreasonably withhold consent for the Landlord to enter…

§ 5321. 06 Rental Agreement Terms A Landlord and a Tenant may include in a Rental Agreement any terms and conditions, including any term relating to rent, the duration of an agreement, and any other provision governing the rights and obligations of the parties that are not inconsistent with or prohibited by Chapter 5321. of the Revised Code or any other rule of law.

Title 45 HOUSING CODE OF THE COLUMBUS CITY CODES • Article VII. General Regulation • Chapter 4551 RESPONSIBILITY OF OWNERS AND OCCUPANTS

4551. 01 Responsibility of owner Responsibilities of owners and occupants include, but are not limited to, the following areas: (f) Pest elimination. The owner is responsible for elimination of any insects, rats, or other pests in a dwelling containing two (2) or more dwelling units and on the premises thereof. He is also responsible whenever the infestation is caused by improper rat-proofing of the premises.

4551. 02 Responsibility of Occupant (f) Pest Elimination. The occupant is responsible for elimination of any insects, rats, or other pests within that part of the premises occupied and controlled by him in a single family dwelling or in a dwelling containing two (2) or more dwelling units if his unit is the only one infested unless infestation of the premises was caused by improper rat-proofing.

International Property Maintenance Code • Adopted by thousands of Jurisdictions throughout the United States

IPMC Section 308 Extermination 308. 01 Infestation. All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After extermination, proper precautions shall be taken to prevent re-infestation.

IPMC Section 308 Extermination 308. 2 Owner. The owner of any structure shall be responsible for extermination within the structure prior to renting or leasing the structure.

IPMC Section 308 Extermination • 308. 3 Single Occupant. The occupant of a one-family dwelling or of a single-tenant nonresidential structure shall be responsible for extermination on the premises.

IPMC Section 308 Extermination • 308. 4 Multiple Occupancy. The owner of a structure containing two or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure shall be responsible for extermination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestations in the area occupied, the occupant shall be responsible for extermination.

IPMC Section 308 Extermination • 308. 5 Occupant. The occupant of any structure shall be responsible for the continued rodent and pest-free condition of the structure.

Multifamily Integrated Pest Management Landlord Side Identification/ Inspection Incorporation of IMP Into Lease Rules and Regs. Dr. Jones Power Point Preventative Policies and Practices Use of Photo Placards Vendor Requirements Looking for Bed Bugs Manual Central Ohio Bed Bug Task Force Tenant Bed Bug Awareness Maintenance Checklist Tenant Certification

The Conundrum • Tenant’s side • Landlord’s side

TENANT • • • Anyone can get bed bugs. Not linked to unclean conditions Difficulty preparing for treatment (physical/mental/economic) Responsibility for cost Self treatment Cash strapped tenants To notify or not to notify landlord Landlords duty to disclose Lack of response from landlord Acquiring used furniture (especially curbside)

LANDLORD • Anyone can get bed bugs • Not attracted by condition of apartment/ insects of convenience • Landlord cannot control-clothing, suitcases, storage boxes, furniture • Tenant’s failure to notify • Self treatment • Tenant’s failure to prepare for treatment • Reintroduction after treatment • Cash-strapped owners • Responsibility for cost • Failure to allow entry

Resurgence of Bed Bugs • International travel and commerce • High tenant turnover • Pesticide use has changed • Pesticide bans • Bait to control ants & cockroaches • Insecticide resistance

Bed Bugs (Cimex lectularius) • • External parasites Blood feeders Prefer to feed on humans May also feed on • • Rodents Bats Birds Pets

IDENTIFICATION Shape & Size • • Beak-like mouthparts Oval shaped Body flattened (unfed bug) Body swollen after feeding Adults are ~ ¼ - 3/8 inch long Young nymphs (Immature bugs) are tiny ( « 1/10 inch long)

IDENTIFICATION Color • Very young nymphs: • Almost colorless (unfed) • Crimson (fed) • Adults and older nymphs: • Various shades of brown (unfed) • Reddish brown (fed)

• Bed Bug • (Cimex lectularius) • Bat Bug • (Cimex adjunctus)

Bed Bug Habits • Hide during the day • Hide in dark, protected sites • Prefer fabric, wood, and paper surfaces

Bed Bugs are very good hitchhikers! • Bed bugs can be moved from one place to another by hiding in: • • Luggage Furniture Bedding Clothing

Bed Bugs • • Cannot fly Can walk very fast Can cling tightly to surfaces Can hide in thin cracks & crevices Not caused by bad housekeeping! Not a sign of uncleanliness!

Bed Bug Hiding Places • • • Mattress, box springs Bed frame Furniture Cracks and crevices Carpet lack strips • • Base boards Window frames and door frames Electric outlets and switch plates Wall hangings Drapery pleats Peeling wallpaper Ceiling moldings Etc.

Bed Bugs Can Infest: • • Hotels and motels Dorms Shelters Apartment complexes Private homes Planes, buses, trains, ships Discarded furniture Etc.

Used Furniture may be Infested • Used Furniture • • In dumpsters At garage sales On the side of the road At thrift stores

Bed Bugs Life Cycle • Eggs • 1 – 12 eggs/day/female • Glued in place • Hatch in 6 – 17 days • Nymphs • 5 nymphal stages • Nymphs require a blood meal in order to grow • Adults • Can live 12 – 18 months • Can survive months without food

Bed Bug Feeding Habits • Blood feeders • Humans (preferred host) • Rodents, bats, birds, pets • Feed at night

Injury from Bed Bugs • Initial bite is painless • Some people have an allergic reaction to the injected saliva • Swelling • Welts • Severe itching (hours to days) • Scratching of bites increases inflammation, can lead to secondary bacterial infections

Bed bug bites typically are on exposed skin

Prevention • • Recognize the tell-tale signs of bed bugs In dwellings! Black fecal spots Shed skins, egg shells Live bed bugs (nymphs & adults) Blood stains from crushed bugs

Tell-Tale Signs of Bed Bugs

Bed Bug Prevention for Travelers • Pull back the bedding and look for black fecal spots on mattress and box springs (especially along seems) • Look for bed bug signs along bed frame

Bed Bug Prevention for Travelers • Make it STANDARD PRACTICE to check for bed bugs in hotel/motel rooms! • Open nightstand drawers and look for bed bug fecal spotting along inner/outer edges • Look for bed bug signs along baseboards

Bed Bug Prevention for Travelers Reduce the chances of getting bed bugs from hotel/motel rooms • Keep clothes In your zipped suitcase • Don't keep clothes in hotel chest-of-drawers • OK to hang clothes In closet • Keep your suitcase on the luggage rack (after first inspecting it for bed bugs signs) • Don’t store your suitcase on the bed, floor, or upholstered furniture

Bed Bug Prevention at Home Don't bring infested items home • Inspect clothing and luggage of travelers • Inspect secondhand beds, bedding, furniture, & clothing

Tell-Tale Bed Bugs Signs

Recognize telltale signs of bed bugs • • • Welts on exposed skin Black fecal spots Shed skins & eggshells Live bed bugs (nymphs & adults) Blood stains from crushed bugs

Integrated Pest Management (IPM) for Bed Bugs Correctly identify the pest + Use sanitation measures + Use non-chemical measures + Apply insecticides to targeted sites

If bed bug evidence is found: Immediately contact a professional pest control company for treatment. Use a licensed, reputable pest management professional (PMP) that has considerable experience treating for bed bugs.

If bed bug evidence is found: • Use professional pest control company for treatment • Licensed professionals can apply restricted use pesticides • Treating for bed bugs is time-intensive and laborintensive • Team-approach is useful for locating and treating bed bugs • Treat any active bug harborage as soon as it is located, then continue the in-depth inspection

Ohio Department of Agriculture Pesticide Regulation Section 614 -728 -6987; 800 -282 -1955 http: //ohioagriculture. gov/pesticides

Inspection Tips • Use a bright flashlight • Use a 10 X magnifying lens • Bring plastic bags (various sizes for quickly confining infested items)

Inspection Tips • Concentrate inspection in bedrooms and main living areas • Examine mattress, box springs • Dismantle bed frame for examination • Examine furniture (top, aides, bottom) • Examine cracks and crevices • Unloosen carpeting for inspection • Examine electronic items (phones, radios, TVs, smoke detectors, . . . )

Bed Frame & Mattress

Sofa Frame & Mattress

Sanitation • Remove clutter • Do not store items under beds • Launder bedding, clothing, etc. • Wash in hot water (>120°F) • Dry on hot setting (>15 minutes. ) • Dry clean Items • Bag items after they are inspected/laundered

Non-Chemical Measures – Vacuuming • Use a high efficiency particulate air (HEPA) filtered vacuum (fitted with bag) • Vacuum up cornstarch or talc afterwards • Dispose of vacuum bag afterwards • Heavy-duty vacuum cleaner useful for cracks & crevices • Vacuum prior to chemical treatment

Non-Chemical Measures – Encasements Be sure to encase the mattress and the box springs Trap bed bugs and eggs May take 1 year to “starve bugs out” Restricts any new bug activity to the exterior of the encasement, where they can be more easily treated • Useful to protect new mattresses and box springs • Be careful not to tear or damage the covers • Some suppliers: • • • National Allergy Supply: www. nationalergy. com • Residex: www. residex. com – available to pest management community

Non-Chemical Measures – Steam Cleaning • Commercial steam unit preferable (i. e. Ameri. Vac) Surface temperature should be -178˚F (80˚C) Steam kills bed bugs and eggs immediately Steam can penetrate fabric and padding • Dry steam perferable (less moisture) • Pre-test a hidden area to confirm that fabric, dyes, wood finishes can withstand high temp. • Use a floor or upholstery attachment (large head) to concentrate the steam • • •

Non-Chemical Measures – Steam Cleaning • Steam cleaning provides no residual protection (area is prone to reinfestation) • Prolonged drying time because of increased humidity (use fan, dehumidifier, natural ventilation)

Buyer Beware Many To-it-yourself Products • • “Kills on contact” Need to spray it directly on the bed bugs The majority of bed bugs are hiding and will not be killed! Typically only have very short-term effects Has little or no residual activity (the chemical breaks down quickly)

Buyer Beware Boric Acid Products • Boric acid does not kill bed bugs • Boric acid is a stomach poison that must be eaten by an insect (remember that bed bugs feed only on blood)

Buyer Beware “Bug Bombs” • Do NOT use “bug bombs” against bed bugs • Few bugs will be killed • They will cause the bugs to scatter

For More Information http: //www. stoppests. org www. centralohiobedbugs. org www. michigan. gov/bedbugs http: //www. epa. gov/pesticides/factsheet/bed-bug-tips. pdf Ten simple pieces of advice from the Environmental Protection Agency http: //www. entomology. wisc. edu/diaglab/labnotes/bedbug. pdf Article on bed bugs in Wisconsin by Phil Pellitteri of the UW Insect Diagnostic Lab Http: //www. ca. uky. edu/entomology/entfacts/ef 636. asp Overview by Mike Potter, a professor of entomology at the University of Kentucky who is a leading expert on bed bugs