Termites when you're buying a home

Termites are common in the South, and signs of past termite activity or treatment are common on homes for sale. North Carolina's pest control regulators put it bluntly: most homes in the state older than 10 to 15 years will have some evidence of wood-destroying insects. [1] A mention of termites on a report is not a reason to panic. It is a reason to ask good questions.

This guide explains what the clues around a house mean, how the official termite report works in North Carolina (with notes on Georgia and Texas), what to ask the seller, and what treatment involves. For what treatment and repairs cost, see termite and pest treatment.

Clues you may see around the house

Bait stations. These are small round plastic caps set into the soil around the house. Each covers a station holding termite bait. NC State Extension says stations are usually placed about 2 to 4 feet from the foundation and no more than 20 feet apart. [4] Stations mean the home is, or was, on a baiting program. They do not tell you whether the program is still active. See the bait stations present finding.

Small patched holes. Rows of small drilled holes, usually filled with cement plugs, along a garage slab, porch, patio or block foundation are a sign of a past liquid treatment. North Carolina's treatment standards call for slabs to be drilled along cracks and joints at 12-inch intervals, and for termiticide to be injected into the hollow spaces of block or brick foundation walls, often through drilled holes. [3] See previous termite treatment observed.

Mud tubes, wings and holes. Termite mud tubes on foundation walls or piers, discarded wings and small exit holes in wood are the kinds of evidence a termite report lists. [2]

North Carolina's official termite report (WDIR)

In North Carolina, the report used in home sales is the official Wood-Destroying Insect Information Report, form WDIR 100. The NC Department of Agriculture and Consumer Services (NCDA&CS) says it is the only form that is legal for this purpose and that one is required on almost every home sold. [1] Key points from the state's guidance [1, 2]:

• Who does it. Only a person licensed by the NCDA&CS Structural Pest Control Division, or someone working for a licensed company, can issue one.
• It is not a "termite letter" or a warranty. It reports what the inspector could see on the day of the inspection. The state notes it covers more than termites and "does not necessarily clear a structure."
• What it covers. A visual check of accessible areas, including attached decks, porches and storage sheds. Detached buildings are not routinely included unless you ask.
• Inaccessible areas. Areas the inspector could not reach must be listed, and the pest company is not responsible for evidence hidden there. Read that list carefully.
• Conducive conditions. The report notes conditions that invite termites, at least wood touching soil, cellulose debris under the house, and wood with 20 percent or more moisture.
• What it does not cover. The extent of damage, wood rot, wildlife, and structural, plumbing, electrical or roof problems. The state says that if insects have reached the wood, "it must be assumed there is some damage," and a qualified contractor or engineer should evaluate it.
• A "clear" report is not required to close. The state also says a clear report should not be sought when there is evidence. Treatment is a decision for the buyer and seller.

Get the report early in the transaction and read the conditions on the back of the form. [1] Questions about a WDIR can go to the NCDA&CS Structural Pest Control Section at 984-236-4625. [1]

Georgia and Texas

The rules and forms differ by state, so ask your agent which report applies.

• Georgia uses the Official Georgia Wood Infestation Inspection Report, and licensed companies must use that form rather than a national one. It covers wood-decaying fungi as well as termites and beetles, notes any treatment and whether the contract can transfer, and carries a 90-day guarantee: if an infestation is found within 90 days, the company must treat it at no charge. [5]
• Texas requires the inspection to be done by a licensed applicator or technician in the termite category, with a diagram showing current and past activity and conducive conditions, and a list of inaccessible areas. [6]

Questions to ask the seller

If the report or the house shows signs of treatment, ask:

1. When was the house treated, by which company, and was it a liquid treatment or bait stations?
2. Was it a full treatment or a spot treatment of one area?
3. Is there an active service agreement or warranty? Can you get a copy?
4. Does it transfer to a new owner, and is there a fee?
5. Does the warranty cover only retreatment, or also repair of new damage?
6. What does renewal cost each year, and when is it due?
7. Was any termite damage repaired, by whom, and is there an invoice? In North Carolina, a repair invoice may be attached to the WDIR. [1]

If treatment is done during the sale, North Carolina requires a copy of the written agreement and any warranty to be attached to the WDIR. [1]

What treatment involves

Subterranean termites, the kind that live in the soil, are usually treated one of two ways. [1, 3]

Liquid treatment. A pest control company puts termiticide into the soil around the foundation to create a treated zone. North Carolina's standards describe a trench at least 6 inches deep along the foundation, with rodding to reach deeper, plus drilling through slabs and treating the voids in block walls. [3] Termiticide can also be injected into damaged wood. [3] A spot treatment may be enough when there was a prior treatment or no warranty is needed. A complete treatment is usually recommended for widespread activity or when a warranty is required. [1]

Bait systems. Stations in the soil hold bait with a slow-acting insect growth regulator. Worker termites carry it back to the colony, which shrinks over time. [4] NC State Extension notes that baiting can take several months to work, that renewal contracts are likely to cost 2 to 4 times more than renewals for liquid treatment, and that it requires a long-term commitment. If you stop the contract, the stations are usually removed or left unserviced. [4]

Either way, the conditions that attract termites have to be fixed too: removing debris, breaking wood-to-soil contact and fixing leaks and poor grading. [3] When part of a treatment is skipped, such as drilling inside a finished room, it has to be explained on the state's waiver form. [3] NC State Extension recommends a contract with an annual inspection, because no treatment is 100 percent effective every time. [4]

Damage repair is a separate job

A pest company treats insects. It does not judge or repair damage. [1] Damaged sills, joists or subfloor are repaired by a contractor, and widespread damage may need an engineer. See structural framing repair and the evidence of wood-destroying insects finding. Moisture under the house is one of the biggest draws for termites, so our crawl space basics article is worth reading too.

HomeCloud is a licensed general contractor that evaluates homes and prices and does the repairs. If termite damage turns up, we can price the repair.

Sources

1. NCDA&CS Structural Pest Control, Homeowners Guide to the Wood Destroying Insect Report
2. NCDA&CS, Home Buyer's Guide to the Wood-Destroying Insect Information Report (brochure)
3. NCDA&CS Structural Pest Control, Post-Construction Subterranean Termite Control
4. NC State Extension, Termite Baiting Systems
5. Georgia Department of Agriculture, Official Georgia Wood Infestation Inspection Report fact sheet
6. Texas Administrative Code, 4 TAC 7.175, Official Wood Destroying Insect Report Inspection Procedures