Pest Control Built for Property Managers
Property management in New York, New Jersey, and Pennsylvania means navigating a complex web of tenant expectations, regulatory obligations, and building maintenance priorities — all while keeping pest issues from becoming HPD violations, co-op board agenda items, or online reviews. Whether you manage Upper West Side co-ops, Park Slope condos, Flushing multi-family buildings, Nassau County HOAs, Westchester condo associations, Burlington County NJ communities in Marlton and Mount Laurel, or Philadelphia multi-family buildings in Fairmount and Fishtown — the pest pressure is real and the documentation requirements are specific.
We work exclusively with property management professionals on a program basis — not one-off calls. Your buildings receive scheduled, documented service with written reports after every visit, trend analysis available on request, and a responsive account team that understands the difference between a routine cockroach service call and a Class C HPD violation that needs to be corrected in 24 hours.
Multi-property contracts are available for portfolio management companies with buildings across multiple boroughs, counties, or states. Unified reporting, consolidated billing, and a single point of contact — without sacrificing site-specific knowledge of each building.
NYC Local Law 55 & HPD Violation Compliance
NYC Local Law 55 of 2018 establishes landlord obligations for pest-free habitable conditions in residential buildings. HPD pest violations are categorized by severity: Class A violations are considered non-hazardous and allow 90 days for correction; Class B violations are hazardous with a 30-day correction window; Class C violations — including live rodent evidence — are immediately hazardous and require correction to begin within 24 hours.
When you receive an HPD pest violation, the clock starts immediately. Our teams are available for same-day response to Class B and Class C violations. We provide written corrective action documentation — formatted for HPD violation dismissal submission — including the scope of remediation performed, products applied, and a follow-up schedule to demonstrate an ongoing control program.
Proactive monthly or bi-monthly building programs are the most effective way to prevent violations from occurring in the first place. A building with a documented, ongoing pest management program is in a substantially stronger position when HPD inspectors arrive than one responding reactively to tenant complaints.
Building-Wide Rodent Programs for NYC Multi-Family
Rodents in NYC multi-family buildings — particularly pre-war buildings in Brooklyn, Queens, and Manhattan — exploit decades of deferred maintenance: gaps around pipe risers in basement utility rooms, worn basement door seals, cracks in foundation walls, and open utility trenches that provide direct access from the street or adjacent properties. A reactive approach — treating only where tenant complaints are received — rarely addresses the root cause.
Our building-wide rodent programs begin with a full structural audit: basement, sub-basement, ground-floor unit inspection, exterior perimeter, roof access points, and trash room. We identify every active entry point, exclude what is accessible to the pest control technician, and establish a monitoring station network throughout the building. Monthly service visits maintain the monitoring program, replenish bait stations, and inspect for new activity.
Service reports from every visit are provided to your building manager or superintendent and are available for co-op board and condo association reporting. The program record provides evidence of an ongoing, proactive effort — essential protection against tenant harassment claims and HPD enforcement actions.
Bed Bug Protocols for Multi-Unit Buildings
NYC requires landlords to disclose bed bug infestation history to prospective tenants, and the NYC Bed Bug Disclosure Law (Administrative Code § 27-2018.1) requires annual building-wide reports filed with HPD. A building with an undocumented bed bug history and no treatment records is a liability. A building with documented treatment records demonstrating effective management is in a defensible position.
Our multi-unit bed bug program begins with the affected unit and radiates outward — inspecting all immediately adjacent units before any treatment begins. Treatment options include chemical residual application for units where the infestation is localized, or targeted heat treatment for heavily infested units where furniture cannot be adequately treated chemically. All units receive mattress and box spring encasements as a preventive measure after treatment.
We provide tenant communication templates, building-level treatment records for HPD filing, and annual inspection reports for your disclosure compliance. For buildings in NJ and PA, we follow applicable state landlord-tenant notification requirements for bed bug treatment access and disclosure.
Annual Termite Inspections for NJ & PA Portfolios
While NYC's concrete-and-steel building stock has lower termite risk than suburban markets, property management companies with NJ and PA assets — particularly wood-frame townhouse communities, HOA developments in Burlington County, and older residential portfolios in Philadelphia — should have annual termite inspections as a standard part of their maintenance program.
We provide annual termite inspections with written reports for NJ and PA properties, detecting subterranean termite activity in foundations, sill plates, and crawl space framing before structural damage occurs. Treatment options include liquid soil barrier applications and bait station systems. Multi-property contracts can include annual termite inspections as a bundled service alongside your regular pest control program.
Frequently Asked Questions
Can you handle pest control across multiple properties on a single contract?
Yes. We offer multi-property service contracts for property management companies, co-op and condo boards, and HOA management firms with portfolios ranging from a handful of buildings to dozens of locations across the tri-state area. A single contract provides unified service reporting, consolidated billing, and a dedicated account manager familiar with your portfolio. Service schedules are coordinated to align with your building superintendent's availability and tenant notification requirements. Portfolio-level trend reports allow you to identify buildings with recurring pest pressure and allocate additional service resources proactively.
What are a landlord's legal obligations under NYC Local Law 55?
NYC Local Law 55 of 2018 — the Mold and Pest Harassment Law — codifies landlord obligations for pest control in residential buildings. Landlords are required to maintain buildings free of pests and rodents as a habitability standard. HPD pest violations are classified as Class A (non-hazardous, correctable within 90 days), Class B (hazardous, correctable within 30 days), and Class C (immediately hazardous, correctable within 24 hours). A live rodent in a residential unit is a Class C violation — meaning correction must begin within 24 hours of notice. Failure to correct violations can result in fines and civil penalties. Tenants who report pest conditions to HPD trigger the inspection and violation process. A documented, ongoing pest control program is your best protection against violations reaching the B or C level.
How do you prevent bed bugs from spreading between apartment units?
Building-wide bed bug management requires more than treating the reported unit. Bed bugs spread through shared walls, plumbing chases, electrical conduit, and floor-ceiling assemblies — meaning an infestation in 3B can reach 2B, 4B, and 3A without any resident being aware. Our multi-unit bed bug protocol includes inspection of the affected unit plus all immediately adjacent units (above, below, and on either side), targeted treatment of the infested unit using residual applications and encasements, visual inspection of common area furniture and elevator interiors, and a follow-up inspection 10–14 days post-treatment to confirm clearance and check adjacent units. Tenant communication templates are available for building management to distribute in compliance with NYC bed bug disclosure requirements.
What is included in a building-wide rodent program?
A building-wide rodent program for a NYC multi-family building typically includes monthly or bi-monthly service visits covering: basement and sub-basement inspection and baiting, ground-floor unit entry-point audits, exterior perimeter bait station installation and maintenance, trash room sanitation assessment and treatment, loading dock or service entrance inspection, and roof or parapet inspection for roof rat activity. We provide written service reports after every visit — essential documentation for NYC HPD violation responses, Local Law 55 compliance, and co-op or condo board reporting. For buildings with active HPD violations, we provide an accelerated remediation schedule with corrective action documentation formatted for HPD submission.
Do you provide individual unit reports for tenant lease files?
Yes. For property managers and landlords who need unit-level pest control documentation for lease files, HPD violation responses, or tenant correspondence, we provide individual unit service reports in addition to building-level summary reports. These reports include the date and scope of service, pest species identified, treatment performed, and any conditions requiring tenant cooperation (e.g., clutter reduction for cockroach control). Individual unit reports are particularly useful when responding to tenant pest complaints in writing, documenting your remediation efforts to support an HPD violation correction submission, or maintaining records for co-op and condo association board minutes.