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    The Farmer Diaries

    Texas farmer deploys 5 strategies to control mosquitoes after heavy rains

    Marshall Hinsley
    Marshall Hinsley
    Jun 1, 2015 | 12:15 pm

    The downpour of rain, almost daily for the last two months, has submerged much of the land I farm south of Dallas. Anywhere there's the slightest depression in the ground, water has pooled up and shows no signs of draining anytime soon.

    In addition to countless small puddles, there's a long moat that runs along the north side of my house. In the middle of my yard is a mini pond, shaped like the swimming pool that was once there.

    Almost overnight, these sudden shallow ponds have become wildlife habitat for hundreds of toads who sing all night and for mosquitoes — who make being outdoors in the evening intolerable.

    Mitigating the annoyance of mosquitoes begins with understanding that there is nothing about them that calls for eradication.

    My approach to mitigating the annoyance of mosquitoes begins with understanding that there is nothing about them that calls for eradication. In fact, they're a vital part of the ecosystem. They're food for a wide variety of creatures I enjoy living with, including toads and many species of birds, even hummingbirds.

    Synthetic insecticides are useless and create more problems than the mosquitoes. Contrary to the sales pitches made by insecticide salesmen to city managers and health department directors, there's no way to control the mosquito population with routine sprayings, as many cities practice.

    Mosquito larva live underwater in stagnant pools where they pupate and eventually emerge as adults. This emergence happens daily as each new brood reaches maturity; using a fine mist of pyrethroids here and there to kill off a small fraction of the adult females on a certain Wednesday night does nothing to control the ones that will emerge on Thursday afternoon.

    Furthermore, for every adult mosquito killed by poison, it's estimated that 150 to 200 non-target insects are killed. These non-targets are harmless or even beneficial insects, such as ladybugs, lacewings, butterflies and bees. Caught in the crossfire are mosquito-eaters such as dragonflies, which are much more reliable agents of control than spotty sprayings.

    My approach to mosquito abatement is to avoid disrupting the natural controls already in place and assist them where they can't be. In short, I try to understand what makes mosquitoes thrive or able to prey upon me, and then do the opposite.

    Mosquito life cycle
    All mosquitos begin as eggs, laid in water. They need calm water; almost any amount will do. A stagnant area of a creek, a 5-gallon bucket left out in the rain, even a saucer of excess water under a potted plant is enough.

    Once they hatch, the larva swim in the water like little rice-sized hairy spines, wiggling their tails to move around as they feed on microorganisms and organic matter. They breathe by coming to the surface and taking a breath, just like a scuba diver.

    After a few days, or a couple of weeks depending on the species and water temperature, the mosquito larva pupates. It then emerges from the water. As adults, mosquitoes drink nectar from flowers and are therefore pollinators. But females need blood to produce viable eggs, which is what makes them a bother to us.

    Knowing that mosquitoes need water and a way to find us gives us all we need to know to put in place ways to enjoy the outdoors at night without becoming their prey.

    Draining
    The most effective way to keep mosquito numbers in check is to eliminate their nursery. After a rain, I pour out water from every place it has accumulated. Buckets, metal chairs, trash can lids, plant pots that have stopped up — no amount of water is too small. It should all be turned over and poured out.

    This means of mosquito eradication is the most effective. If everyone in a city simply searched out and poured out every accumulation of rainwater after a shower, most of the mosquito problems would be solved.

    To care for birds, I keep a bird bath and a small water feature full of water throughout the year. I change out the water in the bird bath about every two days and clean it with a wire brush monthly. This keeps mosquito larva out. As for the water feature, a small pond pump that circulates the water over an outcropping of rocks aerates the water, making it unsuitable for mosquito larva.

    By eliminating as much of the mosquito breeding ground as I can find, I estimate that I reduce the mosquito population by about half.

    Predators
    There are plenty of flooded areas near my house, in my garden and in the field that I simply can't drain. Earlier this year, I spotted mosquito larva in all of them. Being anywhere close to the pools was to become covered in mosquitoes, so I plotted my course of action.

    I imagined pouring orange oil into the water so that it would float to the top, create a barrier for oxygen and suffocate the baby mosquitoes. I thought of tossing mosquito "dunks" in the water.

    But frequent storms prevented me from doing that. When I scouted out the floodwaters in late May to assess my mosquito plague, I found no larva, not a single wiggler. What I did find were tadpoles, water striders, dragonflies and adult toads everywhere.

    In these more natural bodies of water, as stagnant and suitable for mosquitoes as they were, doing nothing was just as effective. Doing nothing allowed the mosquito predators to come in, breed, eat and decimate the larva.

    This makes me think that the mosquito numbers I saw a month ago were not so much an outbreak as they were a sort of setting of the table for the dinner guests who were on their way. This also makes me wonder how much of a city's mosquito problem comes from killing off the frogs, toads and mosquito-eating insects through aerial sprayings of insecticides.

    Screens
    The 17,000-gallon water storage tanks my father installed to collect rainwater are open to the air at all times. The tubing that pipes water from a farm building's gutters to the top of the tanks prevent the lids from fitting.

    These tanks would be outright mosquito incubators if not for the aluminum window screen he fashioned to fit over the opening to each tank. The fine, flexible mesh fits under the pipes but covers the openings of the tanks, keeping mosquitoes from getting in or out.

    Fiberglass window screen also works. It's easy to cut and shape around the top of a rain barrel. I've also used it to seal off a greenhouse and a shed that's home for my cats. Excluding mosquitoes from their desired habitat, and from having access to us and our cats as their host, works better than treatments of any kind.

    Dunks
    Even with standing water overturned, predators engaged and rain barrels screened, there are areas of water that can be reached by mosquitoes but not toads and tadpoles.

    One such place is the stock tank that catches the overflow of our rainwater storage tanks. It's a large, 1,500-gallon plastic container that looks like an above-ground swimming pool. It's open to the air and too large to screen in. It's full of leaves and perfect for mosquito larva.

    I keep this tank stocked with a biological control known as mosquito dunks. Resembling gray mini bagels, dunks are made of organic matter and infused with spores of bacillus thuringiensis, or Bt for short.

    Bt is a bacteria that exists everywhere on the planet and produces proteins that are toxic to certain insects. Bt comes in many sub species, such as Bt Israelenses, which is toxic almost specifically to mosquitoes. The larva feed on the dunks, and, days later, they die.

    Dragonflies and other non-target insects seem immune. And Bt is nontoxic to frogs, birds and humans. It's in our gut right now as it lives abundantly on the underneath side of plant leaves.

    For abating mosquito numbers where nature can't reach, or even in stagnant areas of creeks, Bt is an eco-friendly mosquito killer that won't disrupt populations of mosquito predators. Dunks are available at gardening stores, and some cities give them away to residents.

    Because a handful of studies have found that Bt hurts some beneficial non-target insects, I use it sparingly, only where natural predators or screening won't work out.

    Repellents
    Even after draining standing water, letting toads have their lunch, screening in tanks and throwing Bt into hard-to-reach water, there are mosquitoes that survive. Just a half dozen can make working or enjoying leisure time outdoors impossible in the evenings. For these persistent pests, I use organic insect repellents.

    Sprays with the botanical extracts geraniol or cedar oil seem to do the trick, though I'd not oppose ones with DEET if I needed them. Sprayed into skin and clothing, and touched up every hour or so afterward, products containing these extracts are effective in keeping mosquitoes away.

    Used in diffusers, geraniol has proved to be the most effective of all the botanical repellents, with one study finding a 75 percent reduction in adult females in treated areas outdoors, and a 97 percent reduction indoors.

    Window screen is a non-toxic form of mosquito control.

    Photo of roll of window screen
    Photo by Marshall Hinsley
    Window screen is a non-toxic form of mosquito control.
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    news/home-design

    Compound Returns

    Houston building's restoration balances modern touches with historic details

    Emily Cotton
    May 29, 2026 | 12:45 pm
    Commercial Bank Building 917 Franklin
    Courtesy of NewForm Real Estate
    The 1904 Commercial National Bank building has undergone an extensive restoration by NewForm Real Estate.

    An undisputed downtown darling of Houston’s early skyline shines once more, thanks to a yearslong, multimillion dollar restoration project. Chipping away a not-so-sensitive 90s renovation, the Commercial National Bank building at 917 Franklin Street has been returned to its former architectural vernacular, while simultaneously appealing to the modern gaze.

    Completed in 1904, the six-story building stands at the prominent intersection of Main and Franklin streets, an area that served as the center of Houston’s financial activity from the turn of the 20th century through the Great Depression. Often regarded as the heart of early banking and commerce in Houston, the district remains one of the city’s most historically significant urban environments.

    The Commercial National Bank Building is designated a City of Houston landmark and is a contributing structure within the Main Street Market Square Historic District, which is listed on the National Register of Historic Places. The building is one of only two remaining structures designed by architecture firm Green and Svarz.

    The restoration is a continuation of the Main & Co. development by NewForm Real Estate. Stretching from Commerce to Franklin Streets, Main & Co. includes the Raphael and Dorrance buildings at 110 and 114 Main Street — the Dorrance building being the second remaining design by Green and Svarz.

    Interestingly, what sets Main & Co. apart from other developments is that the restoration of all three buildings has been a labor of love. NewForm Real Estate president Dan Zimmerman purchased the first building after a trip to New York in 2010, and the rest — as they say — is history.

    “I fell in love with the building just because of its history and its charm,” Zimmerman tells CultureMap. A nightclub on the first floor paid the rent, while Zimmerman and his now wife built and occupied a third floor loft space.

    “We literally lived downtown, on top of a bar, which was fun before we had kids. Over the course of that project, I got to know my neighbors, and that’s how I came to buy the other two buildings in 2016.”

    During the restoration of those two buildings, Zimmerman met and “courted” the owner of the Commercial National Bank building. It took four or five years, and when it came time to sell, Zimmerman was the logical — and trusted — choice.

    “It was a much lighter lift than phase one of Main & Co., which was a shell when I bought it,” he explains. “It had a lot of the bones, it just needed — I don’t want to say a facelift, because it was some pretty major work — but it wasn't a gut job, so to speak. We just brought it up to the level we did the other buildings."

    Zimmerman enlisted interior designer Margaret Naeve and, together with Andres Construction, revitalized the lobby, corridors, restrooms, and first floor anchor space that is now intended as a restaurant.

    "The lobby we kind of brought back to its original grandeur, with a bit more modern style. We brought in plaster workers, we brought in terrazzo workers, we brought in marble workers — we really brought it back,” Zimmerman says. “The materiality is the same, but the composition is a little different. It doesn't look like an old time capsule. In some of these restorations, they like to turn the clock back and make it look just like it did originally. In this particular instance, we wanted to make sure people knew it was modern. Because it's modern with the original stuff, to respect the original materials and use that language throughout the building."

    When it came time to choose a designer to help guide the extensive restoration, Zimmerman didn’t need to look too far. Interior designer Margaret Naeve’s former M.Naeve offices at Main & Co. perfectly embodied the historically modern aesthetic he was looking to implement next door.

    ”Projects like this are incredibly fulfilling because you’re working with something that already has a soul and a history,” Naeve tells CultureMap. “There’s a sense of discovery that happens over time as original details begin to reveal themselves. It never felt like creating something entirely new, but rather thoughtfully editing and layering the building back into relevance in a way that still honored its character.”

    The result is a fresh space that takes complete ownership of the original source material, while introducing modern elements that resist feeling forced or anachronistic. The restored brick-and-limestone façade and dramatic, curved-bay corner entrance give way to a light-drenched lobby complete with brass-inlaid terrazzo floors, restored plaster walls, dentil moldings, and a full view of the brass elevator doors.

    “The lobby was my favorite part of the project because it really sets the emotional tone for the building,” says Naeve. “We wanted it to feel restrained and timeless while still bringing in a sense of warmth and atmosphere. Restoring the original plaster detailing and moldings while layering in more contemporary elements created a really beautiful tension between old and new, which is always something I’m drawn to.”

    Original wood and marble flooring continue throughout most of the upstairs, where exposed brick envelops updated office suites with new lighting and audio-visual infrastructure, kitchenettes, and modern bathrooms that utilize marble countertops and unlaquered brass fixtures to partner perfectly with the restored materials seen throughout the building.

    “One of the most rewarding parts of the process was uncovering original architectural details that had been hidden over decades of renovations and modifications,” says Naeve. “Those discoveries always influence the direction of the interiors because the building begins to tell you what should stay quiet, what should become more pronounced, and where restraint is more powerful than over-designing a space.”

    Over the years, the Commercial National Bank building has been home to the original offices of Baker-Botts, Western Union, and — perhaps most notably — William Marsh Rice, founder of Rice University, who maintained offices on the third floor. Following his death, the first offices of Rice Institute occupied part of the sixth floor until 1926.

    “Historic buildings give a city depth and memory. They tell stories through scale, materials, imperfections, and craftsmanship in a way that newer buildings often cannot,” says Naeve. “In Houston especially, where so much changes so quickly, preserving these structures creates a stronger connection to the city’s identity and allows history to remain part of everyday life.”

    The restoration happily coincides with the new Main Street Promenade project that Downtown Houston+ has been preparing in time for the FIFA World Cup. Now dedicated to pedestrian and light rail, the tree-lined promenade will see the addition of enclosed patio spaces that will service the ground floor occupants of Main & Co. Current occupants include Liv Houston, Distrito Federal, Thai Cafe, and the very popular coffee shop The Fifth Vessel.

    Those familiar with downtown will recognize the 7,000-square-foot mural that decorates the Main & Co. parking garage on Commerce Street. The mural, by Houston artist DUAL, titled “Produce Row,” was completed in 2018 and pays homage to Commerce Street’s history as the site of Houston’s first farmer’s market in the 1870s.

    It will please art lovers to know that Main & Co.’s commitment to public art continues into the lobby of the Commercial National Bank Building. As with any project of this scale, budgets are tight, so Zimmerman borrowed works from his family’s personal collection for this project. Astute Houstonians have undoubtedly viewed some of this collection at the city’s beloved La Colombe d’Or Hotel in Montrose, which the Zimmerman family also owns.

    Works by Joanna Ference and Guy Van den Bulcke receive pride-of-place, while a limited-edition Picasso print hangs in the magnificent marble stairwell just off the lobby.

    “We didn’t have the budget to acquire new art, and every time I try to acquire new art, it’s kind of silly anyway because we have so much and have relationships with these artists,” explains Zimmerman. “These particular pieces we ended up finding in our private collection, and they fit, so we just hung them, and they look great. That was a collaboration with Margaret, and of course, we’d discuss everything and go back-and-forth, but we just have such a wonderful art collection that’s constantly growing and changing anyway.”

    Danielle Rothchild and Thomas Metz of Stream Realty are leasing available office spaces throughout Main&Co. Street-level retail space totaling approximately 3,390 square feet, ideal for a restaurant concept, is represented by Abby Hawkins and Gideon Perritt of Rebel Retail Advisors.

    Commercial Bank Building 917 Franklin

    Courtesy of NewForm Real Estate

    The 1904 Commercial National Bank building has undergone an extensive restoration by NewForm Real Estate.

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