Property Management & Multi-Unit Pest Control
Multi-unit properties have a unique challenge: pests don't respect unit walls. A problem in one apartment is almost always tied to neighboring units, shared plumbing, or the building exterior. We work with property managers, HOAs, and apartment owners to handle the whole building — not just one complaint at a time.
Why pest control matters for property management & multi-unit
- Pest problems trigger lease violations and tenant complaints
- California rental law requires habitable units — pests are a habitability issue
- Shared walls and plumbing spread pests between units
- One unsealed unit can re-infest the entire building
Pests that are particularly troublesome in property management & multi-unit
Click any pest below for the full service page, including the treatment process and methods we use.
German cockroaches spread through shared plumbing chases and quickly move unit-to-unit if not treated as a building.
Bed bugs move between adjoining units along baseboards and outlets. Treating only the reporting unit guarantees re-infestation.
Argentine ant super-colonies cross multiple units from a single nest on the building exterior.
Roof rats use shared attics, soffits, and utility chases to travel through the building.
Mice exploit gaps under doors, around plumbing, and through shared utility runs.
How professional pest control solves the problem
We don't run off-the-shelf packages. Every commercial program is built around the realities of the building, the operation, and the risks specific to property management & multi-unit.
- 01
Building-wide assessment
We start with the building — exterior, shared spaces, utility chases — not just the reporting unit.
- 02
Scheduled common-area service
Trash rooms, laundry rooms, mechanical rooms, and exterior perimeter on a documented schedule.
- 03
Targeted unit service on call
Tenant-reported issues handled with 24-48 hour response, with adjoining-unit inspections when warranted.
- 04
Property-manager documentation
Service reports formatted for habitability records, tenant communication, and lease enforcement.
Treatment methods — and what Invictus actually offers
Pest control companies use a wide range of methods, and not every company offers every one. Here's exactly what's standard in the industry, and where Invictus fits in.
- Invictus offers this
Building-wide IPM program
Coordinated treatment of common areas, exterior perimeter, and shared utility runs.
- Invictus offers this
Unit-level targeted treatment
Targeted treatment of individual units on call, with adjoining-unit inspections when warranted.
- Invictus offers this
Bed bug treatment program
Chemical and IPM bed bug protocols with documented prep and follow-ups.
- Not a service we perform
Whole-unit heat treatment for bed bugs
Industrial heaters raising unit temperature to ~120°F+.
We refer heat-treatment cases to a partner that specializes in it.
- Not a service we perform
Full-structure fumigation (tenting)
Whole-building tenting with sulfuryl fluoride.
Not a service Invictus performs. We refer to a licensed fumigator for cases that warrant it.
Why Central Valley families and businesses choose Invictus
SPCB-licensed & insured
California Structural Pest Control Board licensed. Trained, professional technicians on every visit.
Integrated Pest Management (IPM)
Targeted treatments where they matter, exclusion and monitoring everywhere else — not blanket spraying.
A real person answers the phone
No call centers, no chatbots. You talk to the same local team every time.
Honest, flat-rate pricing
Transparent residential pricing and right-sized commercial programs. No surprise add-ons.
Pet- and family-conscious
Low-impact products, placed where they're needed — not where your kids and pets live.
Locally owned in the Central Valley
Based in Visalia, serving Fresno, Madera, and Clovis. We live where we work.
Free re-treats between visits
If pests come back between scheduled visits, so do we — at no extra charge.
No long-term contracts
Month-to-month service. You stay because it works, not because of fine print.
Every pest we handle for Central Valley businesses
Click any pest below for the dedicated service page.
Argentine ants, odorous house ants, and pavement ants are a year-round nuisance across the Central Valley.
Ants pest control →Black widows are one of the most common venomous spider concerns in Central Valley garages, block walls, and woodpiles.
Spiders pest control →German and American cockroaches spread fast in Central Valley kitchens, restaurants, and apartments.
Cockroaches pest control →Bed bugs hitchhike on luggage and used furniture, then hide in mattress seams, headboards, and baseboards.
Bed Bugs pest control →Fleas come in on pets and wildlife and quickly infest carpets, pet bedding, and yard areas.
Fleas pest control →Ticks pick up rides on pets, wildlife, and people, and can transmit Lyme and other tick-borne diseases.
Ticks pest control →Roof rats and Norway rats damage homes, contaminate food, and reproduce year-round in the Central Valley.
Rats pest control →House mice slip through gaps the size of a dime and quickly establish in pantries, garages, and walls.
Mice pest control →Pocket gophers destroy lawns, irrigation, and landscaping across the Central Valley.
Gophers pest control →Paper wasps, yellow jackets, and mud daubers build nests in eaves, attics, and block walls each summer.
Wasps & Hornets pest control →Honey bee colonies in walls and attics are different from wasps — we diagnose, advise, and connect you to the right resource.
Bees pest control →Get a free property management & multi-unit walk-through.
Tell us about your facility — we'll build a program that fits.