What a Multifamily Pest Control Contract Should Include

Most buildings do better on a recurring schedule than on calls made after tenants complain. PesPro runs general pest programs bi-monthly or quarterly, and the contract should name the frequency for each property. A ground-floor restaurant in a mixed-use building usually needs its own program, typically as recurring monthly service.

Frequency is not the same as coverage. A quarterly visit that only treats the exterior does little for cockroaches moving between kitchens through shared walls. Write down what happens on each scheduled visit, not only how many visits there are.

A clear contract separates three scopes: the units, the common areas and the exterior. PesPro's property manager programs combine per-unit and common-area treatment under one agreement, so trash rooms and laundry rooms are not left to a second vendor. Name these items in the scope:

• Units per visit: whether every unit is entered each time or a set number on a rotation, and how vacant units are handled at turnover.
• Common areas by name: trash enclosures and chutes, laundry rooms, mail rooms, corridors, storage and parking.
• Exterior: the perimeter, landscaping and any rodent monitoring stations.
• What is excluded: PesPro does not treat termites. Bed bug treatment and rodent exclusion are quoted as separate work.

The contract should say how a tenant complaint reaches the vendor, who schedules entry and what happens when a unit is not ready. In California, a landlord generally gives written notice before entering a unit, and Civil Code §1954 presumes 24 hours is reasonable notice. Build that notice step into the response process.

PesPro runs a 24/7 emergency line at (323) 472-5329, and same-day service is available for an extra fee when the day's route allows. We do not publish one response time for every call, so agree the response terms for your portfolio in writing before you sign.

We supply tenant-notification templates, and our whole team is bilingual in English and Spanish. Clear notices and prep instructions mean fewer units that cannot be treated on the scheduled day. For bed bugs, California adds its own notice rules, covered in our bed bug protocol guide.

Every visit should leave a written record: what was found, what was applied, where, and what the building needs to fix. PesPro keeps digital service logs that owners, HOA boards and LA County health inspectors can access 24/7. Same-day compliance certificates are available when a citation deadline is close.

Those logs are also your record if a tenant disputes how a problem was handled. Civil Code §1941.1 counts a rental as untenantable when areas under the landlord's control are not kept free of rodents and vermin. For portfolios, ask for consolidated multi-site invoicing, so accounts payable handles one invoice per cycle.

PesPro prices multi-unit programs per door, and the per-door rate decreases as building size grows. The final figure depends on the pests involved, the size of the property and the service frequency. We do not publish a price list, because two buildings with the same unit count can need very different work.

Bed bug and cockroach work is priced after an inspection, since the scope varies by unit and by infestation. Every quote is a free written quote, issued before any work starts. Our Los Angeles pest control cost guide explains how quotes are built and how to compare them.

Put the guarantee in writing so nobody argues about it later. PesPro's 30-day guarantee has two tiers. For cockroaches, bed bugs and rodents, if the problem reappears within 30 days, the third visit is included at no extra cost. For every other pest, a return visit within 30 days costs 30% of the original price.

Scheduled follow-up visits for bed bugs and cockroaches are priced into the quoted plan. GreenPro-certified service is available when you ask for it; it is not the default for every job. The full terms are on our guarantee page.