Bed bug apartment laws

Kane v. SDM Enters., Inc., 125 A.D.3d 939 (App. Div. 2d Dept. February 25, 2015) The Court summarized the allegations of the complaint: [D]efendant SDM Enterprises, Inc.…rented an apartment to the plaintiff knowing that it was infested with bedbugs and without informing the plaintiff of the infestation.One of the easiest ways to identify a bed bug infestation is by the tell-tale bite marks on the face, neck, arms, hands or any other body parts while sleeping. It is important to look for other bed bug clues where you sleep. These clues include bed bug skins after molting, blood spots on bedding, or a sweet musty odor.Prohibits a landlord from retaliating against a tenant who gives notice of a suspected bed bug infestation. In practice, this means that if a tenant as much as complains, even of suspected infestation, a landlord may not file for eviction for any reason (including nonpayment of rent), until the matter is fully cleared up. Civil Code §1954.602Aug 18, 2022 · Staying Legal and Safe in Treating for Bed Bugs. There are 21 states that have some level of law or regulation that applies to bed bugs. Some of these requirements have been on the books for many years. Nine states have enacted laws or regulations since 2005. Requirements focus on hotels and landlords or other property managers for the most part. Sleep tight. Don't let the bed bugs bite. For almost half a century, the modern man has not seen a bed bug infestation. The bed bug has been a very big problem during World War 2 and it has very devastating effects. Bed bugs are traumatizing. People will ask for ants and even some other critters and hope they are just those but not bed bugs.The tenant is required to keep the property reasonably clean, to allow entry for any pest control treatment, and to follow the instructions of the exterminator. If a tenant thinks they are having pest issues, the tenant should notify the landlord about the problem in writing.Landlords can check apartments regularly for bedbugs using detection dogs and visual inspection to make sure to catch any infestation early on. Landlords should have policies that encourage tenants to report bedbugs. The earlier they get reported, the less expensive the removal will be.Most states require landlords to provide habitable housing, and most courts don't consider bed bug infested units to be habitable. So, as long as the tenant didn't introduce the bed bugs, the landlord is usually responsible for extermination. However, determining who introduced the bed bugs (and who must foot the bill) is often very difficult ... Most states require landlords to provide habitable housing, and most courts don't consider bed bug infested units to be habitable. So, as long as the tenant didn't introduce the bed bugs, the landlord is usually responsible for extermination. However, determining who introduced the bed bugs (and who must foot the bill) is often very difficult ... the balcony auburn photos Mar 23, 2020 · Bed bug infestations are not explicitly covered by New York law. New York State laws don’t explicitly discuss bed bugs. The closest they come is N.Y. Real. Prop. § 235-b, which requires landlords to keep their rentals “fit for human habitation” and ensure that tenants “shall not be subjected to any conditions which would be dangerous ... Wash infested bedding and clothing in hot water and dry on a hot setting for at least 30 minutes. Encase an infested mattress and box spring in a zippered cover that is certified "bed bug proof". Leave the covers on for at least one year. Vacuum bedrooms thoroughly and often, paying attention to the bed and the area around itself.Here's how our bed bug apartment treatment works: Bed Bug Inspection: From one of our trained technicians or a bed bug canine, we'll conduct a thorough inspection of a single unit or an entire apartment complex. Heat Treatment: Our bed bug heat treatment can cover an entire unit, community space, or only areas where bed bugs are found. The ...States With No Bed Bug Laws Protecting Tenants Rights. A whopping 39 states out of 50 states in the US don’t have bed bug laws protecting tenants. If you live in any of the 39 states, you must be very cautious before moving into a new apartment. Because if you find bed bug infestation in your new rented apartment, then you don’t have any ... The HUD Bed-Bug Notice H 2012-5 provides information on how to prevent and cure infestation up to and including bed bugs, insects, and all forms of vermin. The U.S. Department of housing and urban development is in charge of overseeing owners and agents to make certain that housing meets physical condition standards identified in 24 CFR 5.703 ...But the Chicago ordinance passed in 2013 also breaks down tenant responsibilities that can easily throw a wrench in the process: Residents have up to five days to notify landlords in writing of "any known or reasonably suspected bed bug infestation" in the dwelling unit. Missing this deadline could force renters to share extermination costs.Bed Bug Control Laws for California Residential Leases On April 23, 2012, U.S. Department of Housing and Urban Development (HUD) issued Notice H 2012-5 containing guidelines on addressing infestation in HUD Insured and Assisted Multifamily Housing. This Notice superseded Housing Notice 2011-20,"Guidelines on Bed Bug Controlpresence of bed bugs in a dwelling can produce a range of physical and psychological discomfort in their human hosts, and infestations can be very difficult to remedy. As a result, bed bug infestations are considered a public health nuisance. • Dwellings that harbor bed bugs may fall under the authority of state and local laws that addressMany of the bed bug laws or rules are "legacy" statutes or regulations, ranging from 30 to 90 plus years old. The laws and rules focus on bed bug infestations in a variety of specific settings such as multifamily housing (Arizona, Florida, Maine, New York) vacation homes (South Dakota), trains (Illinois), hotels (Kansas, Nevada, Minnesota, Ohio ... California is one of a handful of states in the U.S. with laws that specifically address bedbugs in rentals. It's illegal for landlords to knowingly show or rent out a bedbug-infested unit, whether they're in San Francisco or Los Angeles. Tenants are also required by law to cooperate with their landlords when it comes to treating an infestation.May 29, 2019 · Ohio Apartment Law 921.06. The Ohio Code 921.06 was put into effect on July 1, 2004, but fully enforced and backed by the Ohio Department of Agriculture in 2018. Ohio Code 921.06: Commercial Applicator License states that the use of pesticides and bed bug extermination processes must be done using commercial applicators. Non-monetary damages: this includes any physical damage dealt by the bed bugs, as well as any emotional or psychological duress you are dealing with due to the infestation. But as with any case, the success of your lawsuit hinges on how much evidence you collect to support your claims.This should be done frequently to prevent the bugs from spreading through your apartment or complex. In addition, keep all of your possessions sealed tightly inside bags as much as possible for at least three days. This can help catch any stragglers that happened to fall off of your clothes in transit. What Rights Do I Have as a Tenant?If You Discover Mice, Bedbugs, or Cockroaches in Your Rental Unit, There Are a Few Factors to Consider. There have been several changes to Wisconsin law regarding tenant responsibility for pest control in recent years which may make it less clear about who is responsible for pest control in rental properties. Ultimately the best thing to do is consult your lease and an experienced attorney ... passerine book dsmp Most states require landlords to provide habitable housing, and most courts don't consider bed bug infested units to be habitable. So, as long as the tenant didn't introduce the bed bugs, the landlord is usually responsible for extermination. However, determining who introduced the bed bugs (and who must foot the bill) is often very difficult ... Legal Help for Landlord-Tenant Law - Repair and Maintenance: California. I have been living in an apartment for about a year now, and the entire time there ... Bed Bugs in an Apartment. By anonymouspam in forum Landlord-Tenant Law Replies: 1 Last Post: 07-15-2010, 10:04 AM.Preparing Your Apartment For Bed Bug Treatment Don't move your belongings to another a neighbor's apartment (you'll risk spreading the infestation further). All loose items (especially things on the ground) should be double bagged and moved off premise. Remove Clutter. A messy environment provides more room for bed bugs to hide during treatment.Bed bugs have been found in apartments, shelters, rooming houses, buses, trains, dorm rooms, schools, offices, cruise ships and hotels, ... Most bed bug bites are initially painless, but turn into large, itchy skin welts after one to several days. Bite marks may be random or appear in a straight line. Bed bug infestations are usually identified ...If your lease or rental agreement is silent about bed bugs, you'll want to let your landlord know about the pests as soon as possible. Some laws require tenants to report suspected infestations within a certain time—often 24-48 hours—after discovering a potential infestation. State or local laws might also require tenants to:According to New York state laws, the landlord must provide their tenants with a pest-free home. The appearance of rats, mice, roaches, and molds inside the tenant's apartment or in the common area can result in a Class C violation under the Local Law 55 of 2018. Similarly, the landlord is also required to take care of bed bug removal in a unit.The common bed bug (Cimex lectularius Linnaeus) is a parasite which lives on the outside of the body of the host. Bed bugs feed only on the blood of warm-blooded hosts. They can conceal themselves in any tight crack or crevice, and are often found in padding, such as mattresses and box springs. They can also hide behind electrical faceplates ... sugar lips jumpsuit Indiana State Code and Bed Bugs. Indiana state code IC 32-31-8-5 states "A landlord shall do the following: (1) Deliver the rental premises to a tenant in compliance with the rental agreement, and in a safe, clean, and habitable condition.". Notice the word deliver. In Indiana, state law does not require landlords to keep their tenants ...Under existing law, landlords must comply with building and housing codes materially affecting health and safety and keep units in fit and habitable condition (CGS § 47a-7). Under the act, landlords must: 1. provide reasonable written or oral notice to a tenant before entering a unit for bed bug inspection or control purposes;Section Eight subsidized housing is also known as government funded low income housing. And at a particular section eight housing unit: Leadville's Mt. Massive Manor there has been a persistent bed bug problem causing problems for residents as management continues to take care of the issue. The first infestation was discovered in July 2008 ...If You Discover Mice, Bedbugs, or Cockroaches in Your Rental Unit, There Are a Few Factors to Consider. There have been several changes to Wisconsin law regarding tenant responsibility for pest control in recent years which may make it less clear about who is responsible for pest control in rental properties. Ultimately the best thing to do is consult your lease and an experienced attorney ...• In a building with three or more apartments constructed or extensively renovated on or after January 1, 1974 with special tax benefits, such as 421-a or J-51 tax abatements. Outside New York City, rent stabilized apartments are generally found in buildings with six or more apartments that were built before January 1, 1974.The Maine Attorney General's Office publishes the Consumer Law Guide, a technical summary of the law with references to the specific statutes. The Guide includes chapters on consumer rights when renting an apartment (Chapter 14), consumer rights when living in a mobile home (chapter 15), and a model lease (Chapter 16).Bed Bugs. Bed bugs are small wingless insects that feed solely upon the blood of warm-blooded animals. Bed bugs seek out people and animals, generally at night while these hosts are asleep, and painlessly sip a few drops of blood. While feeding, they inject a tiny amount of their saliva into the skin-some people develop a sensitivity to the ...The tenant must fix the issue within 14 days. No Lease/ End of Lease - If the tenants holdover on the lease, the landlord must provide them with a notice to quit. The notice period depends on the type of tenancy. Week-to-Week - 7-Day Notice to Quit. Less Than Three Months - 3-Day Notice to Quit. Year-to-Year - 30-Day Notice to Quit. how to reset deebot ozmo 920 When bed bugs start biting, we start fighting!™ Call Us Today! 833.4BUGLAW 818.907.5333 Visit us Today! 16400 Ventura Blvd., Suite 301 Encino, CA 91436What does the City do for bed bugs? The Urban Biology Division of the Environmental Health Department enforces the Insect and Rodent Control Ordinance . Citizens residing in multi-unit dwellings (apartment buildings, hotels, duplex rental units) should first notify property management if a bed bug infestation is suspected.Empty the vacuum or the bag immediately and dispose of outside in a sealed container or bag. Wash sheets, pillow cases, blankets and bed skirts and put them in a hot dryer for at least 30 minutes. Consider using mattress and box spring covers –the kind used for dust mite control–and put duct tape over the zippers. Cleanliness: Keep that part of the premises that tenant occupies and uses as clean and safe as the condition of the premises permit; Trash: Dispose of all garbage and other waste in a clean and safe manner; Plumbing: Keep all plumbing fixtures in the unit or used by the tenant as clean as their condition permits;These hard-to-kill insects, also called water bugs, reproduce easily and quickly. A female can produce hundreds of new cockroaches each year and the insects can live off of almost anything. It is no wonder that once a cockroach gets into your apartment, it quickly turns into an infestation that requires professional treatment.If you are a legal and lawful, permanent resident of a property, whether home owner or resident, or a leased or contracted dwelling, such as in the instance of an apartment or condominium … You have the perfect right to remove any unknown or illegitimate "bugs" or monitoring devices. Unless you are previously informed, by or unde Continue ReadingLet's start with a basic understanding of Landlord-Tenant law. It is based upon contract law. The contract is that in exchange for monthly rent, the landlord will provide a place for you to live. The rental agreement is the starting point for all areas. Most of the time these contracts are geared heavily in favor of the landlord.A bed bug settlement typically has a value between $25,000 to $50,000. There can be outliers depending upon how extensive the infestation was and what damage they caused.23 November 2020. Bed bugs are not linked to poor sanitation or poor housekeeping. It is virtually impossible to prove fault with regard to who may have created the bed bug infestation within a property. Residents should not bare the sole burden regarding the introduction of bed bugs to a property. Landlord policies should be reasonable andUnfortunately, many people are unaware of Colorado renter bed bug laws. Even landlords may not know much about Colorado apartment bed bug law, and they may simply try to pass the responsibility on to others. Renters and landlords alike should familiarize themselves with apartment bed bug laws in Colorado, as it can be valuable for both parties. Indiana State Code and Bed Bugs. Indiana state code IC 32-31-8-5 states "A landlord shall do the following: (1) Deliver the rental premises to a tenant in compliance with the rental agreement, and in a safe, clean, and habitable condition.". Notice the word deliver. In Indiana, state law does not require landlords to keep their tenants ... all the things you are transcription pianocity of melbourne beach building departmentThis article also has a section on important bed bug laws between landlords and tenants. It states that in New York State landlords are liable for the cost of treating a bed bug problem. This is good news for the tenants. ... The article goes into detail of how bed bugs are brought in to an apartment and what attracts them to these apartments ...Arizona law requires your landlord or apartment manager to have your home inspected for bed bugs within 7 days of receiving your written notice. They must have the inspection conducted by a licensed pest control specialist. Since bed bugs spread rapidly, they will most likely inspect all units adjacent to yours.Bed bugs Bed bugs, small wingless insects that feed solely on blood, are increasingly becoming a problem within residences of all kinds, including homes, apartments, hotels, cruise ships, dormitories and shelters. While bed bugs do not carry disease, their bite can cause allergic skin reactions in susceptible individuals. Bed Bug Fact SheetWho is responsible When a bed bug infestation is discovered in my apartment? bedbugs If you have a problem with bed bugs or other insects or pests, you should immediately inform your landlord, your superintendent or property manager, or someone else who is responsible for ensuring homes are pest-free. As a tenant, you are responsible for ...Chicago Municipal Code, Title 5, Chapter 12 (CRLTO) Chicago Building Code. Chicago Municipal Code, Title 13, Chapter 196. From September 15th of each year to June 1st of the succeeding year, the minimum temperature in a residential dwelling unit must be 68 degrees from 8:30 a.m. to 10:30 p.m., and 66 degrees from 10:30 p.m. to 8:30 a.m. Chicago ...Mar 14, 2014 · Here's what to do if you think you have bed bugs: 1. Notify your apartment manager or owner immediately. They will brief you on their specific bed-bug protocol for addressing bed bugs. 2. Do not ... As a result unsuspecting tenants lease or rent a property without being aware of potential bed bug infestations. This can result in loss of valuables including furniture and bedding as well as personal injuries. Call (888) 649-7166 to set up a free, no obligation consultation to find out if you have a case. Proving that the property owner had ...The tenant must fix the issue within 14 days. No Lease/ End of Lease - If the tenants holdover on the lease, the landlord must provide them with a notice to quit. The notice period depends on the type of tenancy. Week-to-Week - 7-Day Notice to Quit. Less Than Three Months - 3-Day Notice to Quit. Year-to-Year - 30-Day Notice to Quit.Landlords can check apartments regularly for bedbugs using detection dogs and visual inspection to make sure to catch any infestation early on. Landlords should have policies that encourage tenants to report bedbugs. The earlier they get reported, the less expensive the removal will be.Bed bugs can sometimes enter from a neighboring apartment. Ask your super if anyone has reported bed bugs in your building. Place interceptors under the legs of your bed to trap any bed bugs trying to climb up. Contact a pest control professional and schedule a canine bed bug inspection. ConclusionLandlords have the right to enter to inspect and maintain rental units. Tenants must be given notice in writing 24 hours ahead of time. Treating an apartment for bed bugs is not considered an emergency, so your landlord should give you proper notice and adequate time to properly prepare your unit before application of pesticide. york 10 ton package unit States With No Bed Bug Laws Protecting Tenants Rights. A whopping 39 states out of 50 states in the US don’t have bed bug laws protecting tenants. If you live in any of the 39 states, you must be very cautious before moving into a new apartment. Because if you find bed bug infestation in your new rented apartment, then you don’t have any ... A bed bug addendum is an addition to the lease. By signing it, you are agreeing that the apartment you are renting is free of bed bugs. You are not required to sign it, but if you did, follow the directions above and take these additional steps: Inspect the property before or within 48 hours of moving in. Bed bugs can be difficult to find.This bill that passed “grants prospective tenants and homeowners the right to a record of any bed bug infestation on the property. This gives the renters or buyers a more in depth look on the history of bed bug infestation, if any. It allows you to make an informed decision when renting a new place. Landlords shall not knowingly lease apartments with Bed Bug problems; Tenants have a duty to report any Bed Bug infestation within 5 days of suspecting it; Landlords may obtain an inspection from a licensed pest control company that a dwelling unit is Bed Bug-free; such inspection is conclusive evidence for Landlord compliance with the law;In the legal sense, a landlord is required to maintain the apartment in a good state of habitability. The landlord must make sure that the tenant has a safe and healthy place to live, i.e. the landlord must exterminate ants or other bugs if they are found in the apartment. The tenant, for their part, has an obligation to maintain the apartment ...States With No Bed Bug Laws Protecting Tenants Rights. A whopping 39 states out of 50 states in the US don’t have bed bug laws protecting tenants. If you live in any of the 39 states, you must be very cautious before moving into a new apartment. Because if you find bed bug infestation in your new rented apartment, then you don’t have any ... 350 legend primers However, there are bed bug laws in Texas. Landlords are legally responsible for what is referred to as the "implied warranty of habitability." ... This problem can quickly spread into other tenant's dwellings such as apartment complexes. In addition to shared walls and floors, apartments also share connected utilities, which create easy ...But the Chicago ordinance passed in 2013 also breaks down tenant responsibilities that can easily throw a wrench in the process: Residents have up to five days to notify landlords in writing of "any known or reasonably suspected bed bug infestation" in the dwelling unit. Missing this deadline could force renters to share extermination costs.A landlord has the following duties. A. Upon written or oral notice from a tenant that a dwelling unit may have a bedbug infestation, the landlord shall within 5 days conduct an inspection of the unit for bedbugs. [PL 2009, c. 566, §8 (NEW).] B. Upon a determination that an infestation of bedbugs does exist in a dwelling unit, the landlord ...Chicago Municipal Code, Title 5, Chapter 12 (CRLTO) Chicago Building Code. Chicago Municipal Code, Title 13, Chapter 196. From September 15th of each year to June 1st of the succeeding year, the minimum temperature in a residential dwelling unit must be 68 degrees from 8:30 a.m. to 10:30 p.m., and 66 degrees from 10:30 p.m. to 8:30 a.m. Chicago ...The primary purpose of a bed bug addendum is to outline the responsibilities and potential liabilities of residents and owners when bed bugs are discovered in a rental dwelling. Yes, it involves extra paper work and time to train employees and educate residents, but preventing a large jury award from a lawsuit is well worth the extra effort.Allowing a registered sex offender to stay in your apartment if your apartment is 1000 feet from a school. Before filing for an eviction in court, the landlord must give the tenant a written notice demanding possession of the premises. The notice must include the following language: You are being asked to leave the premises.1Make an appointment with an exterminator. You cannot do this on your own and you have to tell everyione in the building to check their beds for dark flat bugs. especially in the creases of mattresses. Your landlord should pay or reimburse you for extermination BY LAW.Because of changes in modern pest control practices, travel and immigration, bed bugs are increasingly becoming a problem in residences of all kinds, including homes, apartments, hotels, cruise ships, dormitories and shelters. What are Bed Bugs? Bed bugs are small, brown insects that feed on human and animal blood. Adult bed bugs are ¼ inch longIf the pest problem in the apartment is severe (and most BB infestations are) the landlord may be required to address the problem because the property's condition violates local health ordinances--that is your point of entry to getting the LL to act, and to pay.According to the City of Milwaukee Department of Neighborhood Services, proven methods for eliminating bed bugs, such as "thermal remediation," can cost between $1,000 and $6,000. "The school of thought is to pass along the cost to residents if they are the ones who brought them in," said Ipsarides.Myth 5: A blow dryer is fatal to bed bugs. Truth: In some cases, it can be. But the trick is keeping bed bugs in one place long enough to take the heat till they're dead. A hair dryer can be a ...Bed bug fact sheet. Bed bugs are small insects that feed on human blood. They are usually active at night when people are sleeping. Adult bed bugs have flat, rusty-red colored oval bodies, no wings and are about the size of an apple seed. They are big enough to be easily seen, but hide in mattresses, box springs, bedding, cracks in furniture ...If you are a legal and lawful, permanent resident of a property, whether home owner or resident, or a leased or contracted dwelling, such as in the instance of an apartment or condominium … You have the perfect right to remove any unknown or illegitimate "bugs" or monitoring devices. Unless you are previously informed, by or unde Continue Reading 1911 slide cutEmpty the vacuum or the bag immediately and dispose of outside in a sealed container or bag. Wash sheets, pillow cases, blankets and bed skirts and put them in a hot dryer for at least 30 minutes. Consider using mattress and box spring covers –the kind used for dust mite control–and put duct tape over the zippers. The City of Albuquerque takes bed bug reports/complaints for large apartment complexes, small four-plexes, tri and duplexes. We will also take reports on group homes, community centers, as well as hotels and motels. The City of Albuquerque does not perform pest control services. Single unit homes (rented or owned) should contact private pest ...There are certain laws in each state for reporting the infestation. For instance, a new ordinance was introduced in late 2019. It requires tenants to report bed bug infestation within 180 days of discovery. After that, the landlord is responsible for remediation and investigation costs. experienced a prior bed bug infestation. If you think you are being denied housing because of a prior bed bug infestation, speak to a lawyer. 6. Do I need to prepare before my home is treated? If your apartment is going to be treated for bed bugs, you will have to prepare your apartment in advance. The exterminator will probably give you a list ofCurrently there are no laws that require landlords or apartment managers to correct a bed bug infestation in currently occupied places. The landlords are required to rent out apartments, houses, etc. already pest free. Since bed bugs are not considered a public health nuisance the Tulsa Health Department cannot hold landlords sexy thick white girls galleriesdiscuss bed bugs with tenants to educate them about prevention and to encourage immediate notification of a problem. Bed bugs are much easier to manage in the early stages of an infestation. Tenants must notify the landlord or manager immediately if they suspect a bed bug infestation. They avoid infestations, and they must do their part in theA landlord's best tools for dealing with an outbreak of bed bugs are a lease agreement with pest control language and a reputable pest control vendor who has experience dealing with bed bug infestation in multifamily housing. Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property ...Press Releases. Contact Us. - 2377 N. Stemmons Freeway, Dallas, TX 75207. Bed bugs are small reddish-brown insects that are about the size of an apple seed. These tiny insects are most commonly found in homes, more specifically, bedrooms where they have access to their source for meals: humans. They hide in and around beds and in nearby bedroom ...In Texas, multifamily housing, hotels, or any business providing lodging must be treated for pests by a licensed pesticide applicator. So unless the apartment employee who enters your home to control bed bugs is licensed by the Texas Pest Control Service, this would be illegal. Illegal activity by an unlicensed person includes the use of over ... Items for disposal must be clearly marked as bed bug infested, so that there is no possibility that they will be picked up for second hand use. If you will be disposing of the mattress and box spring, these items must be clearly marked as bed bug infested and not for use. These items will certainly need to be covered and sealed before disposal.There are certain laws in each state for reporting the infestation. For instance, a new ordinance was introduced in late 2019. It requires tenants to report bed bug infestation within 180 days of discovery. After that, the landlord is responsible for remediation and investigation costs. There are certain laws in each state for reporting the infestation. For instance, a new ordinance was introduced in late 2019. It requires tenants to report bed bug infestation within 180 days of discovery. After that, the landlord is responsible for remediation and investigation costs.Under existing law, landlords must comply with building and housing codes materially affecting health and safety and keep units in fit and habitable condition (CGS § 47a-7). Under the act, landlords must: 1. provide reasonable written or oral notice to a tenant before entering a unit for bed bug inspection or control purposes;A bed bug life span is 18 months. very expensive to treat. The funny thing is no one likes to talk about it when it happens to them. This is why we have whole citys infected. In the near future you will see a law that requires you to put. a plastic cover on your bed. so invest in plastic. ajbuild, Oct 11, 2012. #3. homes for sale natchez mississippi xa