Pest Control for Property Managers in Clermont, FL
Neighbors checked on every reportIt’s 9 p.m. A tenant texts you a photo of a roach. By 9 a.m. the board wants to know what’s being done.
Treat one unit and the problem moves next door. So we service the whole property on one schedule, get to resident reports fast, and send a written report after every visit, so there’s always an answer for the tenant, the owner and the board. Fewer complaints and fewer vacancies, with one vendor instead of five.
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Google rating
4.9Across 570+ reviews from homes and businesses.
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Orlando Sentinel
Gold MedalBest Pest Control in Central Florida, 2025.
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Better Business Bureau
A+No complaints in the last three years.
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Florida license
JB309802Licensed and insured. Kevin, the owner, is the Certified Operator in Charge.
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Service area
11 countiesFrom the Gulf coast to east Orlando, so a spread-out portfolio has one vendor.
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Family-owned
Since 2016Our office is on Highway 50 in Clermont. Not a franchise.
Florida law
In a Florida rental, pest control is the landlord’s job by statute.
Florida Statute §83.51(2)(a)1 puts extermination on the landlord of any dwelling other than a single-family home or duplex, for the whole tenancy, unless the parties agree otherwise in writing. Here’s what it says, in plain language.
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The duty
Reasonable provisions for extermination
The landlord must make reasonable provisions for exterminating the pests the statute names, at all times during the tenancy. The statute sets that standard. It doesn’t name a number of visits.
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The named pests
Rats, mice, roaches, ants, wood-destroying organisms and bed bugs
That’s the list. Our commercial plans cover the rats, mice, roaches and ants on it. Termites and bed bugs are separate services, quoted in writing.
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The carve-out
Single-family homes and duplexes
Here the landlord’s obligations can be changed in writing, so a lease can shift pest control to the tenant. With scattered single-family rentals, your leases decide who pays.
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If a tenant has to leave
Up to 4 days, on 7 days’ written notice
When extermination requires the tenant to vacate, the landlord isn’t liable for damages for that period but must abate the rent. Plan the notice before treatment day, not on it.
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The limit
Conditions the tenant caused
The landlord isn’t responsible for conditions caused by the tenant’s negligent or wrongful act. Whether that applies is a legal question for your attorney, answered from dated records, never from one inspection report.
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HOAs and condos
Your declaration decides
For associations, the declaration and your association’s attorney decide who is responsible for common areas and units. We supply the service and the paper trail behind it.
This is a plain-language summary of the statute, not legal advice. Check your lease and Florida law, or ask your attorney about a specific property. Kevin walks through the duty, the vacate rules and the questions to ask any vendor in his guide to pest control for multi-unit properties in Florida, and the statute itself is on the Florida Legislature’s site.
The pests
The big three in multi-unit housing, and the rest of the statute’s list.
Units share walls, plumbing lines and hallways, and pests use all three. The first three below are the big three of rental pest control. The statute names the other two as well.
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The one in the 9 p.m. photo
German cockroaches
~80% nymphsin an actively growing population, per UF/IFAS
The roach in the photo is the visible minority. They live behind cabinets, under sinks and along plumbing lines, which is why the units sharing a wall or a pipe with the reported unit get checked too.
German cockroach treatment → -
A building problem with a unit number
Bed bugs
Once indoors they spread room to room and into adjacent units (UF/IFAS). A separate service, quoted separately: we confirm the unit, heat-treat it in a day with no chemical residue, and clear the adjoining units.
Bed bug heat treatment → -
A structure problem
Rats and mice
Seeing rats in the daytime may point to a large population (UF/IFAS). Ask maintenance staff to report droppings, dark greasy rub marks along walls and gnaw marks. Rodents are covered by every commercial plan.
Rodent control → -
On the statute’s list
Ants
Covered by every commercial plan. Summer storms push ants indoors across Central Florida, so the reports tend to arrive after the rain. We treat at the source, inside and out, not unit by unit.
Ant control → -
Wood-destroying organisms
Termites
The statute names them too, and most property insurance excludes termite damage. Termite protection is its own service: annual inspections, Sentricon colony elimination, Bora-Care and liquid treatment, quoted per building.
Termite treatment → -
Not sure what it is?
Send us the tenant’s photo
A photo starts an inspection. It never replaces one. We identify it on site during the free inspection, and the plan and price come to you in writing.
Book your free inspection →
Who it’s for
Whoever signs the pest control contract, this page is yours.
Different properties, same statute, same 9 p.m. text. Where you sit changes the shape of the problem, not whose problem it is.
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On site, in a stack
Apartment communities
Units share walls, plumbing lines and hallways, floor over floor. Here apartment pest control means units, common areas and exteriors on one schedule, with reports organized by building so a stack’s history reads at a glance.
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Dozens of doors, several owners
Management companies and portfolio owners
Five vendors means five habits and no common record. One vendor across 11 counties means one treatment standard and one report format, written so you can forward it to an owner.
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Common areas
HOAs and condo associations
The clubhouse, pool area, trash, laundry and mail rooms, and the eaves and entries owners see every day. Scheduled service and a written report after every visit, clear enough for a director to read into the minutes.
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The carve-out
Single-family and scattered-site landlords
A lease can shift the duty to the tenant. It can’t shift the turn: a pest finding between tenants delays the listing. The vacancy is the time to inspect, and every address runs through one vendor.
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Friday check-in, Sunday review
Vacation rental managers
Service has to fit the turnover window without a guest ever knowing. A bed bug report means the unit and the units beside it, with the response settled before check-in.
Hotel and vacation rental program → -
More than rentals
Mixed-use and commercial portfolios
Apartments over retail, a clubhouse kitchen, an office park in the same portfolio. The same team covers the rest of the business, with the same written report.
Commercial pest control →
The program, building by building
Follow one roach report through a building.
In a stack, the complaint is a sample, not the population. Step through how one 9 p.m. report becomes a building inspection, and what lands in your file at each step.
- Where the report came from
- What gets checked
Every visit, four steps
- Find the source
- Treat only where it’s needed
- Keep pests from coming back
- Document the visit
1 of 6
9 p.m.: a roach in 2B
- German cockroaches
- What it means
- One tenant, one photo, one bug. UF/IFAS puts an actively growing German cockroach population at about 80% nymphs, so the roach in the photo is probably the visible minority.
- What we do
- A photo starts an inspection; it never replaces one. We identify the pest on site, in 2B and wherever it’s coming from.
- What goes in the building file
- The date, who inspected, and what was found in 2B and where.
2 of 6
The units that share walls and plumbing
- German cockroaches
- Bed bugs
- What it means
- German roaches move through wall voids and along plumbing lines, and UF/IFAS describes bed bugs spreading into adjacent units. A report from 2B is a question about 2A, 2C, 1B and 3B.
- What we do
- We check the units sharing a wall or the plumbing chase with 2B, as access allows, before deciding how far treatment goes.
- What goes in the building file
- Every unit inspected and what was found in each, including the ones that were clear.
3 of 6
Trash, laundry and mail rooms
- Cockroaches
- Rodents
- Flies
- What it means
- No tenant lives in a trash room to report a problem. Shared food waste and shared plumbing make common areas the big three’s favorite address.
- What we do
- Trash rooms, laundry rooms, mail rooms, clubhouse kitchens and maintenance shops are serviced on the recurring schedule, not when someone complains.
- What goes in the building file
- Each common area serviced, what was found, and the fixes on your side: a door sweep, a gap to seal, a dumpster habit.
4 of 6
Roofline, foundation and the dumpster corral
- Rats and mice
- Spiders
- Wasps
- What it means
- Rodents belong to the building, not a tenant: daytime rat sightings may point to a large population (UF/IFAS). And the eaves are what residents and prospects see first.
- What we do
- We inspect the roofline, utility penetrations and dumpster corral for entry points, treat the exterior, and clear webs, egg sacs and wasp nests at every scheduled visit under the Web-Free Guarantee.
- What goes in the building file
- Entry points found, what was applied outside and where, and the repairs that keep rodents out.
5 of 6
3D is vacant. Inspect it now.
- Bed bugs
- Cockroaches
- What it means
- An empty unit is the easiest inspection it will ever get. Finding droppings or bed bug signs before move-in beats hearing about it from a new tenant.
- What we do
- Under sinks, behind appliances, inside cabinets and around the bed area of furnished units, before the next tenant’s first night.
- What goes in the building file
- The unit, the date and what was found, so the move-in file shows the unit went back on the market inspected.
6 of 6
Three reports, one stack
- What it means
- In Kevin’s words: three complaints from one stack is a building problem, not three unit problems.
- What we do
- Our reports are organized by building, so a stack’s history reads in date order: every report, every unit checked, every fix.
- What goes in the building file
- The building’s trend: which stacks keep reporting, what was done, and which fixes on your side are still open.
When a tenant reports a pest
A tenant sends a photo. Here’s what happens next, every time.
Kevin’s protocol for tenant complaints, from his multi-unit guide, with who does what. Your office owns the tenant side. We own the inspection, the treatment and the record.
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Your office, same day
Log it, with the photo
Unit, date, what the tenant saw and where. Then call or text us. Don’t diagnose it over the phone.
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Webenex
Inspect, and check the neighbors
We identify the pest on site and check the units that share walls and plumbing with the reported unit.
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Your office, in writing
Tell the tenant the plan
What was reported, our prep list in plain language, and the visit date and window. If the tenant must leave, §83.51’s 7 days’ written notice applies.
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Webenex
Treat and document
Treatment where the activity is, and a written report for the building. If pests return between scheduled visits, the re-service is free.
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Your office, quarterly
Review the log by building
Look for clusters. Three complaints from one stack is a building problem, not three unit problems.
Access, pets and no-shows
Decide before treatment day who confirms the prep is done and what happens if a tenant won’t allow entry. Your lease and your attorney shape that answer. We tell you what each treatment needs, and a unit we can’t enter is noted in the report, never skipped quietly.
The paperwork
After every visit you get a written report, organized by building: the date and who did the service, which units and common areas were serviced, what was found, what was applied and where, and the fixes on your side. Florida rule 5E-14.142 makes us keep our own records for two years, but it doesn’t require reports to you, which is why Kevin tells every buyer to ask. Ours come after every visit.
Where we service properties
One vendor for every property, across 11 counties.
Our office is in Clermont. From there we service HOA communities across South Lake, apartment communities in Pasco, vacation rental managers along US-192 and multifamily properties around Tampa Bay. Type a property’s town or ZIP, or tap its county.
Or pick a county on the map.
Clermont-based · Family-owned since 2016
Serving 11 counties across Central Florida and Tampa Bay
If a property is anywhere in these 11 counties, we cover it, and the whole portfolio runs on one schedule and one report format.
Pest seasons in Central Florida
What residents will report, and when
The same pests show up across all 11 counties. Plan common-area service and unit turns around the months they peak.
Jan – MarRight now
Cool, dry months
Roof rats and mice move into attics and garages to get out of the cold. Subterranean termites start swarming on warm, sunny days in late winter.
- Rodents
- Subterranean termites
Apr – MayRight now
Swarm season
Termite swarms peak. Formosan termites swarm at dusk on warm, humid evenings into June, often around porch lights. Ant activity climbs with the heat.
- Termites
- Ants
Jun – SepRight now
Rainy season
Afternoon storms leave standing water, and mosquito numbers peak. Heavy rain floods nests and drives ants and palmetto bugs (American cockroaches) indoors.
- Mosquitoes
- Ants
- Cockroaches
Oct – DecRight now
Fall into winter
Wasp and yellowjacket nests reach their largest size. As nights cool, rodents start looking for a way inside.
- Wasps
- Yellowjackets
- Rodents
Full service area
Every county and town we service
We cover every community in these 11 counties. Below are the towns we're called to most.
Lake County
Clermont, Groveland, Mascotte, Minneola, Montverde, Ferndale, Astatula, Tavares, Leesburg, Eustis, Umatilla, Mount Dora, Sorrento, Lady Lake, Howey-in-the-Hills, Four Corners
Orange County
Orlando, Apopka, Winter Garden, Ocoee, Windermere, Winter Park
Seminole County
Sanford, Lake Mary, Altamonte Springs, Oviedo
Osceola County
Kissimmee, St. Cloud, Celebration, Poinciana
Polk County
Lakeland, Winter Haven, Haines City, Davenport, Auburndale
Sumter County
The Villages, Wildwood, Bushnell, Webster, Center Hill
Hernando County
Spring Hill, Brooksville, Weeki Wachee
Pasco County
Wesley Chapel, Land O' Lakes, Zephyrhills, New Port Richey, Dade City
Hillsborough County
Tampa, Brandon, Riverview, Plant City
Pinellas County
St. Petersburg, Clearwater, Largo
Manatee County
Bradenton, Lakewood Ranch, Palmetto
Don't see your town? If it's in one of these counties, we cover it. Right on the edge? Text us your address and we'll let you know.
Text us the addressCall or text (407) 360-7325The program and its terms
Free inspection first. Published terms after that.
A multi-family program built on integrated pest management: find the source, treat only where it’s needed, keep pests from coming back, document the visit. Here’s what comes with it.
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Before anything is signed
Free inspection, written quote
We walk the property: units as access allows, common areas, exteriors, trash and utility areas. Then you get a written plan and quote for one property or the whole portfolio before any work starts.
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Set per building
Your schedule, in writing
The statute asks for reasonable provisions, not a number. Visit frequency goes in your written plan, set per building from the inspection: complaint history, turnover, building age and layout.
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Unit turns
Every vacancy is an inspection
Under sinks, behind appliances, inside cabinets and around the bed area of furnished units, while the unit is empty. Common areas run on the recurring schedule, because no tenant lives there to report a problem.
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What’s covered
Eight pest groups in every plan
Including cockroaches, rodents and ants. Termites (and WDO reports), bed bugs and mosquitoes are separate services, quoted separately, so you know the answer before you need it.
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No long-term contract
Cancel any time
If pests return between scheduled visits, we re-service at no charge. If a problem persists after two consecutive re-treatments, we refund your last full service payment.
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Every scheduled visit
100% Web-Free Guarantee
Webs, spider egg sacs, paper-wasp nests and mud daubers cleared from eaves, overhangs, entryways and signage. On a rental property that’s the clubhouse entry, the leasing-office sign and the pool deck.
The re-services, the refund and the Web-Free Guarantee are part of every commercial service plan. No commercial price is published: every property is quoted in writing after the free inspection.
Property managers ask us these
One vendor instead of five, and an answer for every 9 p.m. text.
Book the free inspection. We walk the property the way a complaint travels, through units, common areas, trash rooms and exteriors, and you get a written plan and quote before any work begins. Run more than rentals? See commercial pest control. Want the statute and the vendor questions first? Read Kevin’s guide to pest control for multi-unit properties.
Who pays for pest control in a Florida rental?
In most Florida rentals, the landlord does. Florida Statute §83.51(2)(a)1 requires the landlord of a dwelling other than a single-family home or duplex to make reasonable provisions, at all times during the tenancy, for the extermination of rats, mice, roaches, ants, wood-destroying organisms and bed bugs, unless the parties agreed otherwise in writing. Single-family homes and duplexes are the exception: there, a written lease can shift the duty to the tenant. If you manage multi-unit property, pest control is a landlord line item, and the real choice is the vendor. This is a summary of the statute, not legal advice; check your lease and Florida law for a specific property.
How often should apartments get pest control?
The statute’s standard is “reasonable provisions,” and it doesn’t name a number, so a cadence quoted before anyone has seen your buildings is a template. Your schedule goes in your written plan, set per building from what drives frequency: complaint history, turnover, building age and layout, and what’s living in the common areas. A garden-style community with a quiet log runs differently from a mid-rise with three complaints in one stack.
Are bed bugs included in the plan?
No, and we’d rather tell you here than during your first confirmed report. Bed bugs are a separate service, quoted separately, as are termites (including WDO reports) and mosquitoes. The plan covers eight pest groups, including cockroaches, rodents and ants. Because bed bugs spread into adjoining units, settle your building’s response at the inspection, before you need it: confirm the unit, heat-treat it in a day with no chemical residue, and clear the neighbors.
A tenant just reported roaches. What happens first?
Log it the same day, with the photo if there is one, and call or text us. Nobody diagnoses it by phone: we inspect, identify the pest on site, and check the units that share walls and plumbing with the reported unit, because in a stack the complaint is a sample, not the population. You tell the tenant the plan in writing with our prep list, and the visit, the treatment and the findings land in the building’s file.
What if a tenant has to leave for a treatment?
The statute sets the terms: the tenant can be required to vacate for no more than 4 days, on 7 days’ written notice, and while the landlord isn’t liable for damages for that period, the rent is abated for the days the tenant is out. When a treatment needs it, we tell you at the planning stage so the notice goes out before treatment day. How the rules apply to a specific lease or dispute is a question for your attorney.
What documentation do we get, and is it by building?
Yes, by building. After every visit you get a written report: the date and who did the service, which units and common areas were serviced, what was found, what was applied and where, and the fixes on your side. Florida rule 5E-14.142 requires us to keep our own records for at least two years, but it doesn’t require reports to you, so ask any vendor for them. Ours come after every visit.
How is pricing structured?
Per property. We inspect for free, then quote in writing before any work begins. Kevin’s guide tells buyers to ask any vendor how a price is built, and ours is built from the property itself: building and unit counts, common areas, turnover and complaint history, for one property or a whole portfolio. There’s no long-term contract, and the service agreement can be cancelled any time.