U S Department of Housing and Urban Development
U. S. Department of Housing and Urban Development Office of Affordable Housing Preservation IPM Training Webinar For Owners & Managers October 8, 2009 11: 00 am – 12: 30 pm Eastern U. S. Environmental Protection Agency Office of Pesticide Programs National Center for Healthy Housing
Presenters Donna Rosen Director, Washington Preservation Office HUD Office of Affordable Housing Preservation Kathy Seikel Director of Communications, Office of Children’s Health and Environmental Education Environmental Protection Agency Tom Neltner Director of Training and Education National Center for Healthy Housing IPM Training for Owners & Managers, October 8, 2009 2
Training Objectives • What to expect in the HUD M 2 M Green Initiative and HUD Green Retrofit Program; • How to find a pest management professional (PMP) to help implement an integrated pest management (IPM) program; • What are the basic approaches to cockroaches, rodents, and bedbugs; • Why identifying roles and responsibilities for all stakeholders is key to an effective program; and • Where to go for more information. IPM Training for Owners & Managers, October 8, 2009 3
Today’s Agenda 11: 00 Welcome, Introductions, Agenda (Donna) 11: 05 IPM Concepts and HUD Guidance (Kathy) 11: 15 Cockroaches (Tom) 11: 40 IPM in HUD’s Green Programs (Donna) 12: 00 Rodents, Bed Bugs (Tom) 12: 20 Questions & Answers 12: 30 Adjourn IPM Training for Owners & Managers, October 8, 2009 4
IPM CONCEPTS & HUD GUIDANCE Kathy Seikel Director of Communications Office of Children’s Health and Environmental Education Environmental Protection Agency IPM Training for Owners & Managers, October 8, 2009 5
Pests Cause Problems Trigger/cause asthma and allergies Bite Contaminate food Lead people to overreact and ignore pesticide labels • Transmit disease • Hitchhike in belongings • Violate housing codes IPM makes homes healthier! • • IPM Training for Owners & Managers, October 8, 2009 6
Priority Pests • Cockroaches cause asthma in infants, trigger asthma attacks, and contaminate food. • Rodents such as mice and rats carry diseases, bite, destroy property, may cause fires, and may trigger asthma attacks. • Bed Bugs and their bites are a nuisance and are expensive to eliminate. IPM Training for Owners & Managers, October 8, 2009 7
What All Pests Need • Food IPM Training for Owners & Managers, October 8, 2009 Shelter Food • Shelter Water • Water 8
Fighting Pests with IPM “Exterminator” is now a Pest Management Professional (PMP) IPM Training for Owners & Managers, October 8, 2009 9
What You Will Gain IPM will give you… • A healthier building: Fewer asthma attacks, less exposure to pesticides, and less of a chance you will take pests home. • Fewer complaints: A Boston Housing Authority development reduced cockroach work orders by 68% after one year of IPM. • Fewer pests: You can stop infestations from growing and spreading disease. IPM Training for Owners & Managers, October 8, 2009 10
“We do IPM because it is the right thing to do and because it works. Allowing our residents to live in a pest-free home is a basic service as well as a huge quality of life issue. ” ––Gail Livingston Director of Operations and Property Management Boston Housing Authority IPM Training for Owners & Managers, October 8, 2009 11
IPM and Healthy Homes • Integrated Pest Management (IPM) is a key part of a nationwide Healthy Homes movement to reduce housing-based health hazards. • A healthy home is: – Dry – Clean – Ventilated – Safe – Contaminant-free – Maintained – Pest-free IPM Training for Owners & Managers, October 8, 2009 12
HUD’s Voluntary Guidance • “Offers the potential efficacy of pest elimination while protecting the health of residents and staff. ” • “Will extend the useful life of property and, thereby, generate significant savings that offset costs of the pest control operations. ” • “Effective in preventing moisture intrusion and accumulation. ” IPM Training for Owners & Managers, October 8, 2009 13
HUD’s 10 Elements to a Successful IPM Program 1. Communicate Policies 2. Identify Problem Pests 3. Monitor and Track 4. Set Thresholds for Action 5. Improve Non. Pesticide Methods 6. Prevent Pest Entry and Movement 7. Educate Residents and Update Leases 8. Enforce Lease 9. Use Pesticides Only When Necessary 10. Post Signs IPM Training for Owners & Managers, October 8, 2009 14
Another View of IPM • Invest time and materials for repair and education. • Protect through exclusion, sanitation, and careful product choice based on least risk to human health and the environment and compatibility with other management practices. • Maintain with monitoring, communication, and documentation so that infestations do not grow. IPM Training for Owners & Managers, October 8, 2009 15
Concerns with Pesticides • Pests can become tolerant of or avoid pesticides. • Risk from exposure may outweigh the benefit of killing pests. • Possible harm to pets and wildlife. • Certain populations may be especially vulnerable or sensitive to some pesticides: – Elderly; children; pregnant women – People with breathing or lung disorders such as asthma – People with multiple chemical sensitivities IPM Training for Owners & Managers, October 8, 2009 16
Questions & Answers IPM Training for Owners & Managers, October 8, 2009 17
COCKROACHES Tom Neltner Director of Training and Education National Center for Healthy Housing IPM Training for Owners & Managers, October 8, 2009 18
Cockroaches are Health Hazards Cockroaches and their frass • Make asthma worse in sensitive people • Cause asthma in preschool-aged children • Cause or aggravate allergies • Contaminate food, dishes, and counters • Are unwelcome in guests IPM Training for Owners & Managers, October 8, 2009 19
Common Indoor Cockroaches hot cool high & dry most common sewers & basements 20
German Cockroach • Medium size (3/4''), bronze, with “racing stripes” behind the head • Found everywhere, but likes warmth, moisture, and darkness Reproduces quickly Mother carries eggs to term even if she is dead Eats almost anything IPM Training for Owners & Managers, October 8, 2009 21
One German Cockroach After 6 Months IPM Training for Owners & Managers, October 8, 2009 22
Live Cockroaches American Cockroaches German Cockroaches IPM Training for Owners & Managers, October 8, 2009 23
Dead Cockroaches Dead German cockroaches on a sticky trap Brown banded cockroaches by a door hinge IPM Training for Owners & Managers, October 8, 2009 24
Frass r o Do Wall clock Under a cabinet shelf Behind the wall clock IPM Training for Owners & Managers, October 8, 2009 25
Where Cockroaches Live • Anywhere in a building • Prefer spots near water but also need food and warmth • In cracks and crevices where their bodies touch surfaces above and below IPM Training for Owners & Managers, October 8, 2009
What Cockroaches Eat • • • Crumbs Grease Trash Cardboard glue Just about anything Under the bag in a trash can IPM Training for Owners & Managers, October 8, 2009
Think Like a Cockroach IPM Training for Owners & Managers, October 8, 2009 28
Think Like a Cockroach IPM Training for Owners & Managers, October 8, 2009 29
IPM in Practice Cockroaches Need food and water. Are most active at night. IPM Training for Owners & Managers, October 8, 2009
Inspect Look for evidence where cockroaches would find food, water, or a hiding spot: up, down, behind, and under. Think like a cockroach – look in hidden areas. Tras h ch ute Boiler room IPM Training for Owners & Managers, October 8, 2009 31
Monitor by placing sticky traps near areas where cockroaches might travel—at corners and near warmth, food, and water. IPM Training for Owners & Managers, October 8, 2009 32
Sanitation • Good sanitation makes pest control work. • Eliminate hiding spots, food, and water available at night by - reducing clutter; - throwing away dead cockroaches; - cleaning frass and areas where there were cockroaches with simple soap and water. IPM Training for Owners & Managers, October 8, 2009 33
Exclusion Seal or fix cracks, peeled wallpaper, or holes that cockroaches could get through with caulk; copper mesh; screens; or door sweeps on boiler rooms and exterior doors. IPM Training for Owners & Managers, October 8, 2009
Targeted Chemical Use • Sanitation first! • Maintenance staff and residents should not spray. Spraying should be a last resort and done only by a PMP. • Read the ENTIRE pesticide label before buying, using, storing, or disposing of a product. • The label is the law! • Follow the label directions closely. IPM Training for Owners & Managers, October 8, 2009 35
Baits • The most effective pesticide option. • Won’t work if contaminated by strong- smelling cleaners or other chemicals, pesticide sprays or foggers, or nicotine from cigarette smoke. • Use in every room. Gel Bait Station IPM Training for Owners & Managers, October 8, 2009 36
Baits • The bait needs to be the only food in the area— sanitation first! • Slow to kill: Cockroaches feed on the bait, take it back to their hiding spots, feed their friends, and THEN they’ll drop dead. IPM Training for Owners & Managers, October 8, 2009 37
Insecticidal Dusts • Active ingredients may be boric acid or diatomaceous earth • How they kill cockroaches: – Scratch their outer layers – Dry them out – Plug their breathing holes • Long-lasting IPM Training for Owners & Managers, October 8, 2009 38
Insecticidal Dusts • • Effective if used correctly. Light dusting instead of piles. Use in walls before fixing them. Under and behind cabinets at turnover or when making large repairs…but clean first! Incorrect use of insecticidal dust IPM Training for Owners & Managers, October 8, 2009 39
Insect Growth Regulators (IGRs) • Interfere with cockroach growth and reproduction: when they shed to grow up, the new exoskeleton doesn’t fit • In baits, sprays, aerosols, and powders • Take a month to work • Stay effective for a long time • Compatible with other IPM methods; may enhance baits IPM Training for Owners & Managers, October 8, 2009 40
Routine Spraying – Not Only Option We’ve learned a better way. Routine baseboard spraying is not part of IPM Training for Owners & Managers, October 8, 2009 41
Total Release Foggers San Diego, CA, July 1992 Augusta, GA, March 2008 Washington, DC, August 2008 IPM Training for Owners & Managers, October 8, 2009 42
Questions & Answers IPM Training for Owners & Managers, October 8, 2009 43
IPM IN HUD GREEN PROGRAMS Donna Rosen Director, Washington Preservation Office HUD Office of Affordable Housing Preservation IPM Training for Owners & Managers, October 8, 2009 44
Two Multi-Family Programs HUD Multifamily has two green multifamily programs that require owners adopt an IPM Plan: • Mark to Market Green Initiative • Green Retrofit Program IPM requirements are the same in both programs. IPM Training for Owners & Managers, October 8, 2009 45
Green Operations & Maintenance Plan Salvage/ diversion from landfill Resident and site staff training Recycling Resident incentives and involvement Integrated Pest Mgmt Construction waste management Green Products / Maintenance IPM Training for Owners & Managers, October 8, 2009 46
IPM Plan Details 1. Adopt IPM policies and practices (NCHH has a good model to follow) 2. Incorporate the IPM policies and practices in the contract with the pest management professional 3. Implement the Plan promptly after closing the HUD transaction IPM Training for Owners & Managers, October 8, 2009 47
IPM Plan Details (continued) 4. Identify roles and responsibilities of all property stakeholders: – Residents – Maintenance/Custodial Staff – Property Management – Pest Management Professional – Vendors/ contractors onsite IPM Training for Owners & Managers, October 8, 2009 48
Incentive Performance Fee Successful Plan + Property Performance = $$$$$ IPM Training for Owners & Managers, October 8, 2009 49
Questions & Answers IPM Training for Owners & Managers, October 8, 2009 50
RATS, MICE AND BED BUGS Tom Neltner Director of Training and Education National Center for Healthy Housing IPM Training for Owners & Managers, October 8, 2009 51
Rodents are Health Hazards • • • Carry infectious diseases May cause asthma attacks Bite Damage food and property Can attract other pests Are repulsive IPM Training for Owners & Managers, October 8, 2009 52
What is a Rodent? Rodents are gnawing animals. They • gnaw to wear down their teeth and get where they want to go (can cut anything softer than steel); • are most active at night; • make lots of babies fast; • travel the same paths nightly, staying close to walls. IPM Training for Owners & Managers, October 8, 2009 53
Rats • Will travel 150 feet from their nest • Usually live outside and come inside for food and water Norway rat burrow IPM Training for Owners & Managers, October 8, 2009 54
Rats • Need ½-inch opening to enter Inches • Are very smart, cautious, and afraid of new things • Need water every day IPM Training for Owners & Managers, October 8, 2009 55
Mice • Breed rapidly – A single pair can become an infestation quickly! – Take action when evidence of ONE mouse is seen or heard. • Don’t travel far—just 10 feet from their nest One day old mouse pups IPM Training for Owners & Managers, October 8, 2009 56
Mice • Mice need a ¼ inch opening to enter Inches • Mice are curious • Don’t need to drink water daily IPM Training for Owners & Managers, October 8, 2009 57
Droppings and Urine Stains Rodent urine stain in drop ceiling Mouse droppings by a power strip IPM Training for Owners & Managers, October 8, 2009 58
Holes and Rub Marks IPM Training for Owners & Managers, October 8, 2009 59
Where Rodents Live • Rats: Outside, but will come in if the place is hospitable. • Mice: Nest in walls, stored fabric, cars, boxes, or the ceiling. Rat burrow by a wall Mouse nest in a hat IPM Training for Owners & Managers, October 8, 2009
Dumpsters should be – free of holes – covered – placed on cement Screen drain holes Empty dumpsters regularly; they should never overflow IPM Training for Owners & Managers, October 8, 2009 61
Sanitation Clutter in a corner IPM Training for Owners & Managers, October 8, 2009
Exclusion For a hole, crack, or gap… Stuff it Seal it IPM Training for Owners & Managers, October 8, 2009 Check it often 63
Traps • • Effective and reusable More ARE better Check often Placement is key IPM Training for Owners & Managers, October 8, 2009 64
Targeted Chemical Use • The label is the law. • All rodenticide labels require tamper-resistant stations. • Read the label on both the station and the bait. • The bait station should be secured, locked, and labeled. • If the rodents are inside, consider using traps. An opened bait station IPM Training for Owners & Managers, October 8, 2009 65
What is a Bed Bug? • A blood-sucking insect • Most active at night • Usually feeds at night Adult bed bug feeding on a human IPM Training for Owners & Managers, October 8, 2009 66
Bed Bugs are Health Hazards Bed bugs do not transmit disease, but they • cause secondary infections after people scratch their bed bug bites; • result in stress, loss of work, loss of sleep, and financial burden; • are unwelcome in our homes and workplaces; and • drive people to do dangerous things with pesticides IPM Training for Owners & Managers, October 8, 2009 67
Bed Bug Behavior • Hide in cracks and crevices, often in groups. • Cannot fly, jump, or burrow into skin…they crawl. • Hitchhike on bags, furniture, wires, or pipes. Bed bug crawling into a screw hole to hide. IPM Training for Owners & Managers, October 8, 2009 68
Signs of Bed Bugs • • • Bites Blood spots Shed skins Dead bed bugs Live bed bugs IPM Training for Owners & Managers, October 8, 2009 69
Blood Spots • Blood spots are bed bug droppings. • Bed bugs cannot be confirmed by blood spots alone. • Live bed bugs must be found. A bad infestation The start of an infestation IPM Training for Owners & Managers, October 8, 2009 70
Got Bed Bugs? Now What? If found and controlled early in the infestation, the spread of bed bugs can be stopped. The first responses should be to: Report the problem Not throw the mattress out—cover it Not spray—leave this to the PMP Prevent carrying the bed bugs to other places Prepare the unit for the PMP IPM Training for Owners & Managers, October 8, 2009
Use a Mattress Encasement • Trap live bed bugs inside. • Zip, seal, and check for rips. • Leave it on for 1 -1/2 years (don’t let it rip). Mattresses and furniture don’t have to be thrown out! IPM Training for Owners & Managers, October 8, 2009
Teach People How to Prevent • Keep coats, backpacks, purses, and bags off beds, recliners, and sofas. • Don’t bring home used furniture. • Look for signs before sleeping. IPM Training for Owners & Managers, October 8, 2009 73
PMP Might • Inspect • Take apart furniture • Put infested items in sealed plastic bags or discard heavily infested items • Use – A vacuum – Heat or steam – Pesticides IPM Training for Owners & Managers, October 8, 2009
Management's Role • Find out the PMP’s requirements for unit prep and plan ahead! Example: Who takes apart and reassembles furniture? • Have the professional inspect and treat units adjacent to the infested one. • Communicate the situations/populations in units to the professional (respiratory problems, chemical sensitivities, pregnant women, the elderly, or children present). IPM Training for Owners & Managers, October 8, 2009 75
PMP's role • ALWAYS thoroughly inspects the unit and the adjacent walls. • Provides preparation and follow-up instructions in multiple languages. • Follows the label—especially when treating mattresses! • Returns in three weeks to look for and treat hatched nymphs. IPM Training for Owners & Managers, October 8, 2009 76
Facilities, Maintenance, and Support Service’s role • Empty dumpsters weekly • Damage furniture left out for the trash so it can’t be reused • Inspect the laundry room weekly • Help residents prepare—educate and provide physical or financial support • Be very cautious when working in units—never set items on or under beds, recliners, or sofas! IPM Training for Owners & Managers, October 8, 2009 77
The Resident's Role • Inspect regularly • Launder bedding regularly • Report bed bug sightings immediately and seek help from staff • Use plastic bags when transporting infested items • Don’t bring home furniture found on the street • Follow preparation instructions from the PMP IPM Training for Owners & Managers, October 8, 2009 78
Questions & Answers IPM Training for Owners & Managers, October 8, 2009 79
Contacts & Resources Donna Rosen donna. l. rosen@hud. gov www. hud. gov/offices/hsg/omhar/paes/green/owner. cfm Kathy Seikel seikel. kathy@epamail. epa. gov www. epa. gov/pesticides/factsheets/ipm. htm Tom Neltner tneltner@nchh. info www. healthyhomestraining. org/ipm IPM Training for Owners & Managers, October 8, 2009 80
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