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Everything you need to know to keep buildings pest-free and tenants satisfied
Managing pests in New York City’s multi-unit residential buildings is one of the most persistent challenges property managers face. Between older building infrastructure, high tenant density, and the city’s unique urban environment, pest issues can escalate quickly if not addressed with a proactive, professional approach. This guide covers what every NYC property manager needs to know.
Thrive in buildings with shared plumbing and wall voids that connect units. One of the most common infestations in NYC apartments.
Exploit gaps in foundations and utility entry points, particularly in older buildings where infrastructure has shifted over decades.
Spread rapidly in multi-unit environments, hitching rides on furniture, luggage, and clothing between apartments.
Can cause serious structural damage to wood-framed buildings, often discovered only after significant harm has been done.
Pro Tip: Property managers who oversee buildings in Manhattan, Brooklyn, and the Bronx should be especially vigilant — population density and aging building stock in these boroughs increase pest pressure significantly.
Integrated Pest Management (IPM) is not just a best practice — it is a legal requirement under NYC Local Law 55 for certain property types. IPM focuses on long-term prevention through a combination of sanitation improvements, structural repairs, monitoring, and targeted treatments rather than relying solely on chemical applications.
Regular Inspections
Common areas, basements, and compactor rooms
Sealing Entry Points
Around pipes, vents, and utility lines
Monitoring
Glue boards and bait stations to track activity trends
Targeted Treatments
Applied only where monitoring data indicates a need
This approach reduces chemical exposure for tenants, lowers long-term costs, and provides the documentation trail required for regulatory compliance.
Effective tenant communication is a critical but often overlooked component of a successful pest management program. Property managers should:
Establish clear protocols for how tenants report pest sightings
Provide advance written notice before scheduled treatments
Educate tenants on preparation steps such as clearing under sinks and storing food properly
Follow up after treatments to confirm the issue has been resolved
Transparent communication builds trust, increases tenant cooperation during treatments, and reduces complaint escalation to city agencies like HPD.
Proper documentation is essential for both regulatory compliance and liability protection. Every inspection, treatment, and follow-up should be recorded with dates, locations, pest species identified, methods used, and products applied.
Demonstrates compliance with Local Law 55 and IPM mandates
Provides evidence for HPD inspections or tenant complaints
Tracks trends over time to refine your pest management approach
Protects building owners in liability disputes
⚠️ Red Flag: Your pest control provider should supply detailed service reports after every visit. If they do not, that is a red flag worth addressing immediately.
Not every pest control company is equipped to handle the complexity of NYC multi-unit buildings. When evaluating providers, property managers should look for:
Licensed & Experienced
Licensed by New York State DEC and experienced with NYC-specific regulations
IPM-Based Programs
Offers IPM-based programs tailored to commercial and multi-unit residential properties
Full Documentation
Provides detailed documentation and compliance reporting for Local Law 55
Multi-Unit Coordination
Can coordinate treatments across multiple units with minimal disruption to tenants
Flexible Contracts
Offers flexible service contracts — monthly or annual — that scale with your portfolio
Responsive Service
Emergency service calls handled within 24 hours — because pest issues can’t wait
Empire Exterminating’s property management pest control program is built specifically for NYC property managers. With decades of experience serving buildings across Manhattan, Brooklyn, and the Bronx, Empire provides comprehensive IPM programs, full Local Law 55 compliance documentation, and responsive service that minimizes disruption to your tenants and operations.
Proactive pest management protects your building, your tenants, and your bottom line.
Free consultation and building assessment for NYC property managers
What Property Managers Need to Know About Pest Control Compliance
New York City Local Law 55, also known as the Asthma-Free Housing Act, was enacted to protect tenants from pest-related health hazards in residential buildings. The law requires property owners and managers of multiple dwellings to adopt Integrated Pest Management (IPM) practices when addressing pest infestations. For property managers overseeing buildings across Manhattan, Brooklyn, and the Bronx, understanding and complying with Local Law 55 is not optional — it is a legal obligation that carries real consequences for non-compliance.
Local Law 55 applies to owners and managing agents of multiple dwellings throughout New York City. This includes:
If your building has three or more residential units, you are subject to the requirements of this law. The regulation is enforced by the NYC Department of Housing Preservation and Development (HPD), which conducts inspections and issues violations when non-compliance is identified.
At the core of Local Law 55 is the mandate that property managers use Integrated Pest Management methods rather than relying solely on traditional chemical treatments. IPM is a science-based approach that prioritizes prevention, monitoring, and targeted treatment.
Closing gaps and cracks to prevent pest access to the building
Removing sources that attract and sustain pest populations
Using gel baits, bait stations, and exclusion methods over broadcast spraying
Maintaining programs to prevent recurrence and track pest activity
Important: The law specifically restricts the use of certain pesticides in common areas and individual units, particularly those known to trigger asthma and other respiratory conditions.
One of the most critical aspects of Local Law 55 compliance is documentation. Property managers must maintain detailed records of all pest management activities, including:
These records must be available for review during HPD inspections and can be requested by tenants.
Failure to comply with Local Law 55 can result in HPD violations, fines, and orders to correct. Repeat violations can escalate to more severe penalties, including litigation by the city. Beyond financial penalties, non-compliance puts property managers at risk of tenant complaints, negative publicity, and potential liability for health issues related to improper pest control practices. In a city where tenant advocacy is strong and HPD enforcement is active, maintaining compliance is essential to protecting both residents and your bottom line.
Empire Exterminating has served NYC property managers for decades. We understand Local Law 55 inside and out.
Comprehensive building inspections and IPM assessments
Customized treatment plans using least-toxic methods approved under the law
Complete documentation packages suitable for HPD review
Ongoing monitoring and prevention programs for year-round compliance
Whether you manage a single building or hundreds of units, Empire Exterminating has you covered.
Free compliance assessment for NYC property managers
Simple steps to maximize the effectiveness of your treatment
Scheduling a professional pest control treatment is an important step toward reclaiming your home from unwanted pests. But to get the best results from your treatment, a little preparation goes a long way. Here is what you need to know before your Empire Exterminating technician arrives.
Move furniture, appliances, and stored items away from walls and baseboards — especially in kitchens, bathrooms, and bedrooms. Focus on spaces behind the refrigerator, under the sink, and along closet baseboards.
Put all open food in sealed containers or inside the refrigerator. Wipe down countertops, sweep floors, and remove crumbs. A clean environment drives pests toward the treatment rather than alternative food sources.
Pests love clutter — especially cockroaches and bed bugs. Stacks of newspapers, cardboard boxes, and piled clothing provide ideal hiding spots. Reducing clutter significantly improves treatment results.
Let your technician know where you have seen pest activity, previous treatments tried, and any allergies, asthma, or chemical sensitivities in the household. Empire also offers green pest control alternatives.
For Bed Bug Treatments: Additional preparation is required. Do not move items from the infested room to other areas of your home, as this can spread the infestation. Your technician will provide a detailed bed bug prep checklist specific to your situation.
Remove pets, fish tanks, and pet food/water bowls from treated areas. Cover aquariums and turn off air pumps during treatment.
Remove toys, bottles, and items children put in their mouths from treatment areas. Arrange for children to be away during treatment.
If anyone in your household has asthma, chemical sensitivities, or is pregnant, let us know. We offer green and low-toxicity alternatives.
Your technician will advise you on how long to stay out of treated areas — typically two to four hours. Keep pets and children away from treated surfaces until fully dry.
Resist mopping or scrubbing treated areas for at least one to two weeks. The residual treatment continues working, and premature cleaning reduces effectiveness.
Some pest activity is normal in the days following treatment as pests contact the product. If activity does not decrease after two weeks, contact us for a follow-up visit at no additional charge.
Empire’s Guarantee: We stand behind our work. If pest activity persists after treatment, we will return for a follow-up service at no additional cost. Our goal is complete pest elimination, and we will work with you until the problem is resolved.
Empire Exterminating provides professional pest control throughout Manhattan, the Bronx, and Queens.
Free quote and inspection for NYC homeowners
Catch infestations early before they become a crisis
Living in New York City means sharing space with millions of people — and unfortunately, millions of pests. Whether you live in a Manhattan high-rise, a Bronx apartment, or a Queens co-op, pest problems are an unavoidable reality of urban living. The key is catching them early before a minor nuisance becomes a full-blown infestation. Here are the five most common warning signs every NYC resident should watch for.
Mouse and rat droppings are small, dark pellets found near food sources, along baseboards, and inside cabinets. Cockroach droppings resemble black pepper or coffee grounds. Droppings mean pests have established a presence and are actively foraging in your home.
Scratching, scurrying, or squeaking from walls, ceilings, or under floors — especially at night — are telltale signs of rodent activity. Mice and rats are nocturnal and most active after dark when your home is quiet.
Gnaw marks on food boxes, bags with small holes, or scattered food debris in your pantry indicates rodents or pantry pests have found your food supply. Store all dry goods in sealed glass or plastic containers.
Itchy red welts in a line or cluster pattern could indicate bed bugs. These bites appear on exposed skin — arms, neck, and face — and worsen as the infestation grows. Professional treatment is essential for bed bug elimination.
A strong, musty smell can indicate a significant pest presence. Cockroach infestations produce an oily odor. Mice leave behind a musky urine smell. Bed bugs have a sweet, somewhat raspberry-like scent in severe cases. If you notice persistent unusual odors near walls, cabinets, or hidden areas, it warrants immediate investigation by a professional.
Important: If you notice even one of these signs, do not wait. Pest populations can multiply rapidly — a single pair of mice can produce up to 60 offspring per year, and a cockroach egg case can contain up to 50 eggs. Early intervention is always more effective and less costly than treating a full infestation.
Empire Exterminating provides free inspections and customized treatment plans for homes throughout Manhattan, the Bronx, and Queens.
Free inspection to identify the type and extent of the infestation
Customized treatment plan using targeted, effective methods
Follow-up monitoring to ensure the problem is fully resolved
Early action saves time, money, and stress. Let Empire solve the problem before it gets worse.
Free inspection for NYC homeowners