Home Warranties and Inspections - Home Inspection -- Assessing Termite Problems?

Q: Is there any way you could get out of a sale contract if you turn up extensive (widespread) termite damage that doesn't necessarily effect the strucural integrity/habitability?

Background...My wife and I recently found a home we'd like to put an offer in on, but we just found out the house had/has a termite problem. The old owners kids were fixing it up before putting it up for sale and found 'evidence of termites' on the common wall between the garage and the house, just behind the fridge. They have since installed the bait stations, one of which has had a positive hit. This bait station is near the edge of the garage in the total opposite corner. I'm concerned since they first noticed damage in an interior wall and only did a visual inspection of the area where they first noticed them, that there may be more hidden damage from where they started eating their way in. Real estate inspection contracts generally say you can't get out of a sale contract without 'habitiability' issues. Is there any way you could get out of a contract if you turn up extensive (widespread) termite damage that doesn't necessarily effect the strucural integrity/habitability?

Different states have different contracts and purchase processes. Some, like here in CA, have an inspection period in the standard contract, which under most circumstances allows for the buyer to back out if something comes up that makes them want to. In other states/situations you would want to add one if necessary for the same reason.
Termites are bad, very bad. Frankly, I'd run from that home, but some folks will move forward for one reason or another. The least you should do is to demand a pest inspection done by a professional, and complete remediation regardless of cost or hassle. You should also make sure that a followup inspection is part of the deal and a warranty or some form of coverage is available for any followup remediation.
The owner's kids probably don't qualify as either inspectors or exterminators. At least they are honest about disclosing the problem.

Good luck!

I am a little unclear - were the bait stations installed by a professioanl pest control company? If so, this is the recommened treatment, but can take up to 9 months to be fully effective (or so I am told).

I do not regard termites as a catastrophe, as some do. Here in the PA/NJ area, several homes have them or will get them. About half of all homes I inspect have some previous or current level of termite activity.

The bottom line is that they can be treated and the damage (if not strucutrally significant) can usually be repaired or covered.

In this case, it sounds like you are concerned because of the distance they travelled from teh place where initial damage was noted to the point where the bait trap was triggered. Termites need moisture and a food source, and it is not impossible (or even unlikely) that they would have moved on to a more moisture rich food source, in closer contact with the ground (where they live).

If the damage does not scare you, and no evidence of structural concern (cracks, sags in ceilings, sticking doors and windows, etc) then you can have teh propblem treated and go on about life.

The bait stations were installed by a professional company. My main concern is how can you tell if structural damage has been done. Being that the first evidence was on an interior wall concerns me that they may have eaten their way there. Is there a non intrusive way that someone can assess the damage done by them? I'm sure the owner isn't going to let me remove sections of dry wall to look in sections of the wall looking for damage. I've heard of everything from thermal imaging, to tapping, to sniffing dogs. Anyone have any ideas?

Thanks,
EB

Ideally, you would want to talk to the pros who installed and monitored the traps. They should have a pretty good handle on the current scope of the problem, suggestions for further inspection, and the necessary remediation method. The seller is typically responsible for section one pest repairs (existing infestation and/or damage) anyway, so if walls need to come down...well...they need to come down. Joe has a good point, remediation can possibly take months to complete and verify.

Repairs could range from treating the bug problem alone to minor floor and wall repairs all the way to tenting and fumigation along with major structural repairs. Don't guess and purchase a nightmare. Talk to the pros.

We are a little bit lucky here in CA. Radon, basements (and their occasional problems) and termites are in short supply when compared with some other parts of the country. We do have termites, but the number of slab foundations here helps to keep them in check. Now...earthquakes, mudslides and wildfires...are another story.

If you want out of the contract you should be able to with no problem depending on how its worded in the sales contract. Every home I have ever bought I always make sure the sale is contingent upon a satisfactory home inspection by either a pro or myself, and if the house has termites and I find that the damage or potential damage is to much then I deem the inspection not to be satisfactory and rescind the offer. From my own experience also I find any home that has termites even if treated tend to get them again and again.