State Specific Question About: ARIZONA (AZ)

Hi! I recently posted on this forum about living in central Tucson and renting out a former guesthouse (which now has its own driveway, backyard, mailbox, etc.). I found out in June that the guesthouse was infested with brown dog ticks---a few were found on a dog (not on the lease) that the last tenant brought onto the property, and after the first extermination hundreds of ticks were found dead *inside* the place, all around the baseboards (which is why I call this an "infestation"). The house has now had three treatments (one to go), and the exterminator said the place is totally rentable, though he suggested I not rent to someone with pets, at least this time around. But both young couples who want to rent it (whom I like) have animals---one has two cats and one has a dog. Neither couple seems too bothered by the idea of ticks, but the *last* woman who wanted to rent it certainly was... enough to get suddenly *very* angry and back out of the lease early this month, saying the place was uninhabitable.

Apparently, the last actual renter---the woman who found the ticks on the dog she brought in---never saw any ticks inside until the dog, but it appears the ticks must've been infesting the place for quite awhile, considering the number of them. Also, the exterminators and I *saw* a live one walking on the wall right before the first extermination. The last renter was a proven liar.

My questions are several: (1) Does anyone in *central or southern* Arizona have experience renting a place that's ever had ticks? What did you do to protect yourself, if you think you needed to? (That is, from a tenant suing you if s/he got Rocky Mountain fever or if her/his pet contracted anything.) (2) Would you rent to people with pets? (3) Would anyone think cats are much better for this place than a dog? I know dog ticks prefer dogs, but won't they prey on people or cats, too...? (This is where I question whether the former renter was lying about not seeing any ticks till they were on that dog. (4) Whose responsibility is it---the tenant's or the landlord's, or both---to pay for any/all but the initial post-infestation extermination treatment(s)? In reply to my other post, many/most folks said it was the tenant's responsibility, but I'm wary of making them pay, since ticks aren't very common here, and I'd think they could pretty easily find a tick-free residence.

Any other advice or input?

I'm particularly interested in answers from people in this area because I don't know of anyone who's even ever seen ticks in Tucson---much less an infestation! (Except the exterminator, who said he does go on many tick calls, but they're largely on the outskirts of town; I'm near downtown.)

NOTE: This house has no carpet or other places for ticks to hide, and I've almost completely rid the backyard of all vegetation. I was wondering if perhaps the ticks could live in the walls, although other folks on her thought not... If not, I don't know how so many dead ticks were found inside!

I was talking to a pest management expert about ticks in our area. We never saw ticks when we were kids, now you can't walk through a field without being covered with them, many kinds. I specifically asked her about your problem with ticks inside the house, since here we know they need a moist environment, like under leaf litter or heavily vegetative areas. She did say, the brown dog tick likes dry areas and will live and reproduce in a house and the walls. So it is different than the other ticks.

I would think you would want to be up front with the next renter, since you would want to know if there are any lingering (do you have a guarantee for so many months from the exterminator). The tenants would have to be vigilant about treating their animal with tick repellent as well. Do you know what is being sprayed to kill them. Pyrethrin can be pretty toxic to cats, so you should talk to the exterminator about that.

Ticks will get on cats as well as dogs or humans. They

are looking for a blood meal. I used to have to get the

brown ticks off my horses when I lived on the farm.

I would get a professional to spray inside and out of

Thank you much, guys! LindaJ, I really appreciate you talking to a pest-management expert, and I'll definitely ask my exterminator about the pyrethrin! And tray... I'd love to get a chicken! Unfortunately we do have lots of feral cats in the area (which I'm sure help *spread* the ticks!). I presume one of those would get it if I had a tenant with a friendly (non-chicken-eating) dog?

So... I suppose this means that the ticks came before my last tenant, and she was lying about not knowing about them until she found them on that dog?... I mean that she must have at least seen them if not gotten any on *her*? The tenant before her actually owned several dogs... though he never reported any ticks.

So... yes... I *will* keep treating! And I've definitely been up front with potential tenants about the ticks. But what about my responsibility? Should I have tenants sign something saying I'm not liable for any tick diseases or any vet bills? What about future treatments---who pays? And how many will I have to do till they *go away* for good... if they ever will? Are they more likely to go away for good if I don't have cats or dogs in the place?

The couple with the dog want to do a kind of trial rental, just for a couple months, to make sure they like the place and the ticks aren't a problem, before they sign a year lease (and they said they'd pay a bit over my asking rent for the trial period)---or, they said, they might sign a year's lease if there's a clause releasing them from it if the ticks become a problem. If I do the clause idea, should I still give them a fiscal penalty for breaking the lease?

You should discuss this with the extermination company. The tech that does the work may not have a complete understanding of this. What do they spray? How often / how many times do they need to spray to give you a clean bill? What is the guarantee? How long should it be tick free so that if you do find ticks they will treat again. They are supposed to be the professionals with the knowledge. If you have treated for them and get a clean bill from the exterminator, I would think you did your due diligence. BUT we do have a very litigious society and they can sue you for anything (dog or not), so keep records.

Is there something like a cooperative extension in the area that might have someone knowledgeable on pest management that can answer your questions? In our area they work under a university, but maybe a government service in your area? You need to get professional information on the life cycle of these buggers and the best management techniques for your own piece of mind. (not the exterminator that wants more business)

Ticks (many varieties) are a real problem here in the Northeast, although they are outside and have to be dealt with in yards and fields not in houses. There is a lot of public notices about being vigilant looking for them on yourself and your pets and how to deal with them. Suburbia seems to have more of a problem than country areas, maybe because people are not as aware yet. But they are carried by all sorts of animals, some more than others, for example are deer ticks spent one stage on small animals, white footed mice being their favorite, but now chipmunks, birds and rabbits. Then another stage on dogs, deer, people and larger animals. So even though they are called deer ticks, they can feed on any animal.

Only a lawyer can give you advice on this, maybe your insurance carrier can help, but be sure to have a liability umbrella with a rental anyway. I would think you might want to have some signed disclosure with a clause that they have to notify you of any other signs of ticks. But again, you might need real legal advice on that.

Thanks you *so* much, LindaJ! I can't believe how helpful you've been! I don't think we have a cooperative extension here...and I can't really afford a lawyer *just* for this... But I'll definitely at least talk as much as I can to someone as *knowledgable* as possible... Perhaps I could even call an extermination company in another state, or maybe there's a national group that would talk to me that might be knowledgeable about ticks in AZ? And I'll definitely talk to my insurance company to verify all my liability coverage. I think I'll also go with the disclosure clause.

So... After I talk to the exterminators... and/or other experts (if I can!!!)... Since dogs and cats and humans can *all* host these pests, does it not seem like much of a difference to have someone with a dog move in vs. someone with a cat, or someone without *any* pets? The couple who does really want to move in have had a previous problem with ticks on their dog, but they simply racked up some vet bills to fix it and didn't seem angry or like they were lying when they told me they hadn't sued or held responsible the person who was dog-sitting when the ticks appeared. Of course, I know that was their acquaintance, if not friend, and I know anyway that this in *no* way really says they wouldn't sue *me*!

But if they're coming into this with the full knowledge of what could happen, and I have my butt covered with insurance, might I just go ahead with renting to them for a trial period or (my preference) put a clause in our lease that they may break the lease after a month or two if they're experiencing too many problems with the ticks?

If so, should I ask them to help with paying for any future treatments (at least the yard), especially since their dog will be there? They *did* seem to like the place enough that they'd do that. But if it's my responsibility in this case, I'm OK with paying, I guess (sigh!). As long as they'll pay any vet bills to protect their dog, I presume...

Ultimately, I just want to make sure it's safe to rent to them... even if I can't find a cooperative extension or talk to a good national pest-control group about this... I figure since the prospective renters are aware of the problem (and I'm guarded with a disclosure and liability umbrella), if I were to give them the option of leaving early, the *probable* worst-case scenario would be for them to leave and I'd have to treat more and maybe try again to rent to someone without pets.

Or I can wait a little longer *now* and try to find someone without pets to move in. The main reason I want these people isothere hasn't been much recent interest! They're actually the only people right now who want to rent, and I don't know that I'd get a pet-free renter by August.

OK, done talking! I'm up for being careful and not allowing pets if I get cold feet with these people... I'll look for more information today, as well as ask the prospective renters more about their past tick experience (which I presume was in another area).

Thanks you *so* much, LindaJ! I can't believe how helpful you've been! I don't think we have a cooperative extension here...and I can't really afford a lawyer *just* for this... But I'll definitely at least talk as much as I can to someone as *knowledgable* as possible... Perhaps I could even call an extermination company in another state, or maybe there's a national group that would talk to me that might be knowledgeable about ticks in AZ? And I'll definitely talk to my insurance company to verify all my liability coverage. I think I'll also go with the disclosure clause.

So... After I talk to the exterminators... and/or other experts (if I can!!!)... Since dogs and cats and humans can *all* host these pests, does it not seem like much of a difference to have someone with a dog move in vs. someone with a cat, or someone without *any* pets? The couple who does really want to move in have had a previous problem with ticks on their dog, but they simply racked up some vet bills to fix it and didn't seem angry or like they were lying when they told me they hadn't sued or held responsible the person who was dog-sitting when the ticks appeared. Of course, I know that was their acquaintance, if not friend, and I know anyway that this in *no* way really says they wouldn't sue *me*!

But if they're coming into this with the full knowledge of what could happen, and I have my butt covered with insurance, might I just go ahead with renting to them for a trial period or (my preference) put a clause in our lease that they may break the lease after a month or two if they're experiencing too many problems with the ticks?

If so, should I ask them to help with paying for any future treatments (at least the yard), especially since their dog will be there? They *did* seem to like the place enough that they'd do that. But if it's my responsibility in this case, I'm OK with paying, I guess (sigh!). As long as they'll pay any vet bills to protect their dog, I presume...

Ultimately, I just want to make sure it's safe to rent to them... even if I can't find a cooperative extension or talk to a good national pest-control group about this... I figure since the prospective renters are aware of the problem (and I'm guarded with a disclosure and liability umbrella), if I were to give them the option of leaving early, the *probable* worst-case scenario would be for them to leave and I'd have to treat more and maybe try again to rent to someone without pets.

Or I can wait a little longer *now* and try to find someone without pets to move in. The main reason I want these people isothere hasn't been much recent interest! They're actually the only people right now who want to rent, and I don't know that I'd get a pet-free renter by August.

OK, done talking! I'm up for being careful and not allowing pets if I get cold feet with these people... I'll look for more information today, as well as ask the prospective renters more about their past tick experience (which I presume was in another area).

Ticks and tick borne diseases have become such an issue in my area. I am part of a local committee bringing awareness and trying to manage them in our community. We have a lot of speakers, made recommendations and are trying to implement some of them. I have hunted and played in the fields and woods since I was young and never remember ticks being a problem. Now, I see them on the animals, and people except in the dead of winter. They still survive our winters too.

I did a quick google search (pest management Arizona) and it seems your state department of Agriculture has some pest information, and the University of Arizona College of Agriculture and Life Sciences has a cooperative extension with a pest management center. I would try to see if they can help. At least up here, there is no way to avoid or eliminate ticks completely. We do the best we can.

There are plenty of insect treatment / repellants to use on dogs and cats. Vet supplied topical, pills and collars. I will sometimes ask to talk to the future tenants vet, just to make sure they up to date on shots and do care for their animals. Actually, vets might be a good resource, we have one on our committee and she has been helpful.

I do month to month agreements myself (a lease that renews each month if no one notifies the other). That way, I also have the option of terminating if things are not going well. Rarely do I terminate this way, but I have, and tenants seem to stay years. You could have an opt out clause with no penalty for the first month or so, and an early termination fee after that if you prefer a lease. Good luck!

Our old dog was trained to sit for a "tick check".

She also liked to eat the ticks after we pulled them out.

Now, with bed bugs as the current trend, I wish I had ticks instead!