Pest-Proofing Repairs Checklist for Houston Rentals
Spraying treats the pests you have today. Repairs keep the next ones out. For Houston landlords and property managers, that difference matters, because the same gaps, leaks and overgrown shrubs tend to cause repeat pest calls in the same units. Fall is a good time to act. Texas A&M AgriLife Extension experts warned in an article about pests moving indoors as weather gets colder that mice, squirrels, raccoons, ants, cockroaches and other pests look for shelter in homes as temperatures drop.
This checklist covers the building repairs that make a rental harder for pests to enter and live in. It is general information, not pest control advice. Pesticide treatments and termite work belong with a qualified pest management professional, and your lease controls who handles what. For a wider view of upkeep, see our page on property maintenance for rental and commercial property.
Why repairs come first
Integrated pest management, or IPM, is built around prevention. The guide Integrated Pest Management: A Guide for Affordable Housing, from the HUD-funded StopPests program, explains that fixing the ways pests get into buildings keeps pests out, weatherizes buildings and keeps them dry. The guide says maintenance staff play a key role by fixing leaks, cracks and holes, and it points out that vacant units are an excellent chance to clean, repair leaks and seal cracks and crevices.
In plain terms: pests need a way in, water, food and a place to hide. Owners control the first two through repairs. Tenants control much of the third through housekeeping.
When to do the work
- At every turnover. An empty unit lets you pull appliances, open cabinets and seal everything without working around furniture. Add these items to your make-ready scope of work.
- In the fall. Cooler weather pushes rodents and insects toward buildings.
- After any pest complaint. Treat the cause, not only the symptom.
- After storms. Wind and water damage can open new gaps in siding, soffits and screens.
Exterior checklist: seal the shell
Rodents and insects follow walls, pipes and wires. Walk the outside of each building slowly, low and high.
AgriLife's Managing Rats and Mice publication says rat-proofing is the most permanent means of control, recommends covering openings with rat-resistant materials such as 1/4-inch hardware cloth or steel wool, covering edges subject to gnawing with metal, and closing unnecessary openings with concrete or sheet metal. The AgriLife fall pest article also advises sealing gaps of 1/4 inch or more.
- Gaps where pipes, gas lines, cable, electric service and AC lines enter the wall.
- Holes in siding, trim, soffits and fascia, especially near the roofline.
- Torn or missing screens on attic vents, foundation vents and crawl space openings.
- Gaps under exterior doors and garage doors; replace worn sweeps and seals.
- Torn window screens and screens that do not fit their frames.
- Cracks in the foundation or slab edge, and gaps where steps or patios meet the house.
- Branches and shrubs touching the house, which pests use as bridges.
The StopPests guide (PDF) sample unit standards say plants should be trimmed to at least 2 feet away from the building, and its rodent section says to keep storage at least 6 inches off the floor and away from walls so you can inspect and trap.
Interior checklist: close hiding spots
Inside, the target is every hole that lets pests travel between units, walls and cabinets.
- Gaps around plumbing under kitchen and bathroom sinks.
- Holes behind the stove, refrigerator, washer and dryer.
- Openings around the water heater and HVAC closet.
- Cracks along baseboards, cabinet backs and countertop backsplashes.
- Holes in drywall from removed fixtures, door stops or wall anchors.
- Loose escutcheon plates and missing outlet or switch covers.
- Peeling shelf liner or wallpaper where roaches hide.
The StopPests guide notes that young cockroaches can hide in a crevice as thin as a dime, and it recommends silicone caulk, copper mesh, screens and door sweeps. It says silicone caulk, while the most expensive, provides the longest-lasting control because it holds through slight building movement. If pests have been found in or near the unit, the guide advises having your pest professional apply dusts behind cabinets before the gaps are sealed.
Choosing exclusion materials
Use materials pests cannot chew through, and finish them so they stay put.
- Hardware cloth and sheet metal for vents and larger openings.
- Concrete or mortar for holes in masonry and slab edges.
- Copper mesh stuffed into gaps, then covered with sealant, putty or spackle.
- Silicone caulk for small cracks and plumbing gaps.
- Door sweeps that reach all the way to the edges of the door.
Sources differ on steel wool. AgriLife lists it as a rat-resistant filler, while the StopPests guide says to avoid steel wool because it will rust and break down over time, and suggests copper or other metal mesh instead.
Fix the moisture
Water draws roaches, rodents and termites. AgriLife's guide to subterranean termites says termites can live away from the soil if they find moisture from defective plumbing, leaky roofs, AC condensers or poorly maintained gutters. It also warns that wood in contact with soil carries a high risk, that the soil line should be several inches below the top of the slab, and that homes should be inspected at least once a year.
- Repair dripping faucets, leaking traps and supply lines.
- Make sure AC condensate lines drain away from the foundation.
- Clear gutters and extend downspouts.
- Remove wood debris, form boards and stumps near the slab.
- Pull mulch and soil back so the slab edge is visible.
- Replace rotted trim and siding instead of painting over it.
Standing water also breeds mosquitoes. Harris County Public Health's mosquito-borne disease page recommends the three T's, tip, toss and take action, and keeping mosquitoes out with closed doors and windows or window screens.
Working with tenants and your pest pro
- Tell tenants how to report pests, leaks and holes, and respond promptly.
- Share simple housekeeping standards, like covered trash and no food left out.
- Keep a log of complaints, treatments and repairs by unit.
- Ask your pest professional to note entry points and conducive conditions after each visit, then turn those notes into work orders.
Printable checklist
- Utility penetrations sealed inside and out
- Vent, window and crawl space screens intact
- Door sweeps and garage seals in good shape
- Shrubs and branches trimmed back from walls
- Gaps behind appliances and under sinks sealed
- Leaks, condensate lines and gutters fixed
- Wood debris and soil-to-wood contact removed
- Annual termite inspection scheduled
- Complaint and repair log kept by unit
FAQ
What size gap can a mouse use?
The StopPests guide says mice can get in through a hole the size of a dime, and some through a gap as narrow as a pencil. Seal small gaps, not only big holes.
Should I use steel wool or copper mesh?
AgriLife lists steel wool as rat-resistant. StopPests warns it rusts and breaks down, and suggests copper or other metal mesh covered with sealant.
When is the best time to pest-proof a rental?
During turnover, when the unit is empty, and in the fall, before cooler weather pushes pests indoors.
Do repairs replace pest control service?
No. Repairs reduce new problems, while a pest management professional treats active infestations and inspects for termites.
Need exclusion repairs, leak fixes or turnover work on a rental? BPC Development LLC provides free on-site estimates in Houston, TX. Call (281) 301-4737.