Photo Illustration by Cindy Couling

Termite inspection can expose other damage

By Jean Newton

The thought of termites chomping away undetected in a home that will become one of the largest investments a person makes is reason enough to make sure a termite inspection is conducted prior to purchase. In addition, most Realtors consider a termite inspection essential even when a house is sold "as is."

"I'd say 95 percent or most all Realtors recommend termite inspections as a routine part of the transaction process even when a buyer is purchasing a home in its current state or 'as is,'" said Diane Bergman, education and member services director for the Silicon Valley Association of Realtors. "In fact, last year when the market was so hot, it became common practice for Realtors to encourage sellers to get the termite report done prior to listing a home."

The practice of getting the termite report completed before the house goes on the market is a trend that has continued even though the market has changed since last year. "Getting the report ahead of time helps the seller know whether they have a $200 problem or a $5,000 problem," said Bergman.

While the Realtor often coordinates the termite inspection as part of the services offered to a client, the contract usually spells out whether the seller or the buyer requests the report. "It's most common for the seller to pay for the termite work, and it's most common to get a Section I clearance," said Bergman.

According to Bergman, termite reports are divided into two different types of reports--Section I and Section II. Section I commonly covers active infestation that might require tenting the house or local spot treatment. Section I work generally needs to be done right away, while Section II could identify future inspection items or areas, such as debris under the house that could pose a potential problem said Bergman.

Realtor Michael Nevis of Alain Pinel Realtors in Los Gatos said people too often use Section I as a catch phrase that means "damage" and a termite inspection is sometimes a misnomer. He finds, in many cases, that termites are not the problem, but it is the discovery of dry rot that can be costly. Nevis cautions buyers to beware of termite reports that indicate a need for further inspections and to make sure to clarify the language in the contract.

Knowing what kind of work needs to be completed and the cost associated with the treatment or repair is critical. That's one of the reasons why termite companies urge the seller to order the report, said Jim Steffenson, president of HomeGuard Inc. "It's a good idea for the seller to know what work needs to be done and what it's going to cost so you aren't negotiating a fictitious price."

Steffenson, who works with Realtors 90 percent of the time and said his company's "core competency is dealing with escrow," advises homeowners to protect their investment--whether they are selling a home or not. His advice to homeowners is to have inspections every two to three years to catch a problem before it becomes an even bigger one.

"When you look at the kind of money invested in a home, a $150 termite inspection fee is really good insurance," said Steffenson. "When we look for wood-destroying pests or organisms that cause dry rot, we can point out leaks or find termites before the problem becomes serious enough that you have to tent the house, for instance."

Tenting the house gets rid of dry wood termites, a very noticeable treatment that includes covering the entire home with a tarp. Subterranean termites that build their nests in the ground are more common and require a different treatment. A pest control company will conduct a thorough inspection, looking at all visible areas of the structure, identifying whether or not there is any infestation, and then recommending a treatment plan.

It is estimated that termites cause more than $2.5 billion annually in structural damage to more than 600,000 structures in the United States alone, according to the National Pest Management Association. This year more than 2 million homes will require termite treatment. Steffenson also finds structural damage is caused most often by dry rot instead of termites.

"There are lots of remedies for termites, but there is nothing a homeowner can do to prevent termites," said Steffenson. "There is always something a homeowner could have done to prevent dry rot. When we do an inspection, we sometimes find leaks under the house, so a regular maintenance inspection is so important in protecting your investment."

Finding a reputable pest control company is crucial. Realtors can offer recommendations, the local chamber of commerce can give a referral, and neighbors and friends are a good resource as well.

Some tips for selecting a pest control company from the Pest Control Operators of California include:

Check out the company for credentials and professional affiliations.

Understand the scope of the problem and how it will be treated before work starts.

Get the treatment plan, timeframe, and expected results in writing.

Read the guarantee.

Remember you get what you pay for, so value may be more important than price.

The pest control industry is regulated through the state Department of Consumer Affairs, Structural Pest Control Board. Pest control operators are licensed, and the application of pesticides and service related to general household and industrial pest control, and termites and other wood destroying organisms is regulated through this board.

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For more information about termites and pest control companies, check out the National Pest Management Association website at www.pestworld.org or the Pest Control Operators of California site at www.pcoc.org.

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