A landlord pest program built around SFA turnover
Per-door pricing, one invoice for the whole property, and turnover treatments timed to when SFA-area leases actually change hands.
Stephen F. Austin State University sits inside Nacogdoches, and the rental stock built up around campus, along North Street and the older neighborhoods near downtown, turns over on a predictable calendar. Leases end in May and start again in August, which means a landlord with several doors is coordinating cleaning, repairs, and showings on the same two-week windows every single year. Pest control that shows up on its own schedule, unrelated to move-out and move-in, either treats an empty house for nothing or misses the exact week a new tenant's first complaint call comes in. A program built around those two turnover windows solves both.
A single-family rental a landlord self-manages looks different from a ten-door student property run by a management company, and we price and schedule each differently. A self-managed rental usually needs one contact and one calendar reminder each August. A larger managed portfolio needs someone who'll answer a maintenance coordinator's email the same week a unit needs to turn, not the following month, which is why every account gets a direct scheduling contact instead of a shared call queue.
Per-door pricing
| Service | Price |
|---|---|
| Quarterly plan, 3+ door properties | $89/quarter/door |
| Quarterly plan, single-family rental | $109/quarter |
| Lease turnover treatment | $79/unit |
| Portfolio discount, 10+ doors | 10% off quarterly rate |
One invoice covers every door on the account. You get one bill, one point of contact, and one schedule to track.
How turnover service runs
- Send your lease calendar. Tell us which units turn in May, which in August, and any mid-year lease breaks.
- Turnover treatment scheduled before move-in. We treat the unit empty, before the new tenant's furniture arrives.
- Quarterly service continues through the lease. Regular exterior perimeter and interior spot treatment on request.
- One invoice per billing cycle across every door on the property, not a separate ticket per unit.
- Direct line for tenant complaints. Tenants call your office, your office calls us, and we schedule the visit without a new-customer intake process.
What makes rental accounts harder to manage
Shared walls in older duplexes near campus mean one unit's roach problem is often the whole building's problem, so treating a single complaint unit rarely solves it. Furniture left behind by departing tenants, common in month-to-month student leases, gives pests places to hide during a quick turnover clean. Units that sit vacant over the summer between spring and fall semesters can develop pest pressure with nobody around to report it until move-in week, which is exactly why we schedule the turnover treatment on the calendar instead of waiting for a call.
A turnover treatment on a standard one or two-bedroom unit takes 20 to 30 minutes. Duplex and shared-wall properties are quoted per building since one visit often covers adjoining units.
How billing works: we bill the property owner or manager, not individual tenants. If a tenant calls us directly, we'll take the report but the invoice still goes to the account on file.
Properties along North Street and closer to campus tend to run older, with original foundation vents, wood trim, and window units that were never designed to be tight against occasional invaders. Newer rental construction farther out toward Loop 224 generally has fewer gaps, but even new-build duplexes run into the same shared-wall problem when one tenant's kitchen habits create pressure the next unit inherits. We ask for the property's construction age and unit count up front, alongside the lease calendar, because that combination is what actually drives the quarterly rate quote, not a flat per-door number pulled out of the air.
Landlord questions
Can you coordinate with our property manager instead of us directly?
Yes. We'll work with whoever manages the day-to-day calendar, owner or property manager, as long as billing terms are set on the account.
What if a unit is vacant during a scheduled quarter?
We still treat vacant units on schedule. An empty house with an active pest problem becomes a bigger job by the next tenant's move-in.
Do you offer a discount for multiple properties?
Yes. Portfolios of 10 or more doors get 10% off the quarterly per-door rate, invoiced as one account.
Can tenants request extra visits?
Tenants can call in a complaint and we'll schedule a callback under your existing plan. Extra visits beyond the plan's included callbacks are billed to the account at the standard rate.
Can you provide documentation for a lease file?
Yes. We can leave a service record after each turnover treatment showing date and unit, useful for your move-in file or a security deposit dispute over pre-existing pest conditions.
Managing multiple doors? Call (936) 345-0272.
Get portfolio pricing
Tell us how many doors and where. We'll send back a straight per-door number.