Moths - Heat Treatment

singechamberlain

I am a new landlord and have let my home for a year.

My tenant has complained of moths at the property. During the nine years we lived there there were no moth issues at all, and it took six weeks or so for it to be reported as a problem.

I booked the tenant an appointment with the council to have them come around and deal with problem, but he rejected this complaining he couldn't possibly bend to the demands of the council to eradicate the moths and didn't want to use a chemical spray as he had a one year old child in the property.

I then went to the British Pest Control Association (BPCA) to engage a couple of local firms to do an assessment of the property. Both came back saying there was a low level moth issue and both recommended chemical sprays, saying this was perfectly safe as long as the occupants were out of the building for a few hours. Indeed they had treated nurseries and schools.

Again the tenant rejected these recommendation and is now insisting on a heat treatment where the whole property is heated up to 60 degrees Celsius. Apart from being horrendously expensive the experts I engaged said this was not appropriate unless there was a significant bed bug infestation and may not resolve the problem due to being unable to heat under the floorboards to a high enough temperature. More worrying however both said the treatment would stress the structural integrity of the building, melt putty, crack plaster etc, and there had even been fires caused by less scrupulous companies using gas heaters.

One expert (from the main UK pest control company) said in the 13 years he had worked for the company he had only used a whole house heat treatment for moths once, and that was for a very significant infestation with wool carpets throughout the house.

The other expert offers an organic option, but said this was less potent, and he would recommend a pesticide spray followed by the organic option, again saying the spray would be perfectly safe within a few hours.

I sense the tenant isn't going to budge through, and is coming across as unreasonably over protective of his child in my humble view.

I really don't want to risk a house fire, or putting undue stress on the house - especially when there are well trodden, standard, low cost, and by all accounts very safe methods to deal with it.

The tenant has also come back pointing me to a company he wants to use. I called them, and was less than impressed with the person I spoke to who just seemed to want to make a sale as quick as possible, and guess what they use gas heaters...

Who's right and wrong here? and how can I deal with the situation without making the tenant flip? It's causing my wife and I an horrendous amount of stress to the point we would be happy if the tenant left as soon as possible.

Many thanks for any help.

Simon

dc197

Surely as the landlord you get to choose which company and which treatments are applied? Put your foot down.

anselld

The T has the right to choose whatever treatment they wish at their own expense and their own liability for any damage.

If they want you to pay then you decide.

Indeed, if there was no problem previously, it is probable that the T imported the moths on clothing etc. You may decide not to get involved at this stage. What does your tenancy agreement state about dealing with infestations?

fishpond

I assume the child will be in the property, also the parent, whilst it is heated and maintained at 60 degrees for however long?
As has been said if the tenant pays and takes out insurance (with proof to you) to cover the risks

---

no problem.
If you are paying, you have done what you feel is necessary.
Plan B After the event, I would be inclined to remove the existing tenant as you may want to live there for a while!
If the tenant refuses to let yourself or people you employ enter the property, revert to plan B.

tlc678910

Hi,
Please try not to let this stress you or your wife too much - it sounds like it's getting to you because you are too nice!

Make a very firm but extremely fair (written) offer to your tenant. Offer to conduct and pay for the conventional chemical treatment. Suggest they arrange to stay with friends for a night if they are overly concerned. This should be more than adequate if the experts recommend a few hours.

Tell them their alternative (because you are very kind - and they sound a bit nutty) is that you will allow them to be released from their contract early. You will then treat the property and re-let to new tenants. (I say this as you say you are so stressed with it you would be happy for them to leave).

I expect faced with a firm but fair choice they will back down and allow you to treat the property but if they choose to leave you may have saved yourself from tenants that might be a pain.

If you don't fancy the heat treatment, even at their expense, just say no - it's your property!

Tlc

G_M

Write them a polite letter. Tel them

* you understand the problem and are happy to treat the property
* following expert advice, you will use a chemical treatment, which will require they vacate the property for (half a day? whatever)
* ask them to give you their preferred date if this is acceptable to them
* if they want to use an alternative treatment, eg heat, you will consent to this, provided
- they cover the full cost
- they consult with you in advance with the company to be used who you must agree to
- they accept full responsibility for any consequential damage

Optionally you could also offer to discuss terms of an Early Surrender of the tenancy if they are unhappy with the above.

Early surrender should be dependant on them covering all your consequential costs eg
* marketingto fnd new tenants
* rent paid up to date replacement tenancy starts

BJV

I understand the parents need to be protective. BUT they also have to be reasonable. I think that the other posts have already said it but I think nice but strong letter.

I am a newby land lord and it can be stressful I think in part because I want to be completely fair and look after my tenants. But again that said they have to want to meet you in the middle and be fair and upfront with you.

I am also no expert on children's health but I can not imagine , potential damage aside that heating the house to 60 degrees is going to be very good. Either way they are going to have to be out of the property for a few hours.

singechamberlain

G_M Many thanks for this (and everyone who has posted a reply)

I'm guessing by this you are thinking that when they look into the pros and cons of heat treatment and realise they will be accountable and have to pay for it they will back down?

[Deleted User]

I would go round to inspect the damage the moths have caused so far, take photos. Then inform the tenants that unless they allow you to send in a contractor of your choice, you will be charging them when they leave the property not only for a contractor to de moth the place but also for damages caused by them not letting you get a contractor in sooner and the damages the moths caused meanwhile.

I had to have someone come round to treat bed bugs (am a tenant). Went out for a few hours, came back, no problems even though I have quite nasty asthma. Contractors are not going to use chemicals that knowingly cause problems.., they will soon be out of business and bankrupt.

kinger101

Moths are attracted to light sources. If you allow your tenants luxuries like light bulbs, this is bound to happen.

[Deleted User]

lol @ kinger101's comment