If you own rental property long enough, this is going to happen to you. It’s not an if, it’s a when. So let’s take the fear out of it, kill the bugs, and keep your investment (and your sanity) intact.
First Things First—Don’t Freak Out
Your tenant says the B-word. Your skin starts to crawl. But don’t go lighting your unit on fire just yet.
Step one: confirm it’s really bed bugs. Ask the tenant to catch one, take a photo, put it in a baggie so you and your pest control vendor can ID it. You can’t take action until you know what you’re actually dealing with. The report may be bed bugs, but it could be anything. I remember once I had to help a tenant realize he had scabies.
Inspections Are Your Next Move
If it's a single-family unit, great—inspect that unit. But if it’s a multi-family property, buckle up. Bed bugs don’t care about unit numbers. They crawl between units going under baseboards, footers, they are very thin and will move to feed.
You’ve got to inspect every unit directly next to, above, and below the affected one. If they’re clear, great. If not, you expand your search until you find the edge of the infestation.
Pick the Right Treatment
Let’s talk options.
Here in north central Pennsylvania, I’ve personally overseen 25 to 40 bed bug treatments. Every single one? A three-part chemical treatment. Three visits, usually two weeks apart, targeting all stages of the bed bug life cycle.
Other methods like heat or freeze treatments sound cool, but in our old, drafty buildings, they’re mostly a waste of money. Chemicals work. Stick with what works.
Tenant Compliance Makes or Breaks It
Bed bug treatments fail when tenants don’t prep properly. And prepping is a whole ordeal—washing and drying every piece of clothing, bagging soft goods, moving furniture. It’s a lot.
The good news? Tenants want the bugs gone. Treat them with respect, explain the process clearly, and support them. Most will rise to the occasion.
Be There for the Treatment
Don’t just schedule the pest guy and hope for the best. Show up. Ask questions. Watch. Make sure they don’t miss a spot. When it comes to bed bug treatment, the secret to my success is to be present throughout the process holding the pest control vendor and tenant accountable to their part of this process.
The Secret Weapon You’ve Never Heard Of
Let me geek out for a second. There’s a treatment called Aprehend. It’s a Penn State-developed fungicide with a long residual effect—it sticks around for weeks and kills bed bugs on contact with fungal spores.
It’s safe for people and pets, and you don’t need a special license to buy it. Hotels and hospitals use it. Landlords should too—especially for prevention in high-turnover units.
I’m PM Jen, the—landlord educator, real estate investor, and your favorite straight-talker in the buy-and-hold game. Hold It With PM Jen exists to help real estate investors protect their assets, grow their cash flow, and stop spinning their wheels.
Our mission is simple: help you hold properties smarter, longer, and with way less bullshit. Whether you're new to real estate or knee-deep in it, I’m here to help you hold strong and grow big.