Termite and Wood Boring Insects - Termite Advice.. Home Purchase
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jkspup22
03-22-08, 06:55 PM
My wife and I found our dream house in Massachusetts and our offer was accepted by the seller.
The basement of the home is half finished and the other half contains the oil tank and heating system and the walls are covered with Cedar Planking. The entire basement ceiling is finished thus access to view the sill and the floor joists is not available. During the home inspection, evidence of termites was found and dead swarmers were also found. We had two pest companies come out to verify that there is termite damage and that active termites are present.
Because the inspectors, both home and pest cannot see the floor joist or the sills, they cannot determine if either are damaged. The home inspector looked for typical signs of joist and sill damage ie sagging door/window frames, spongy wood floors, seperation of floor boards from the hard wood floors and he said that none of that was present.
Any recommendations out their as to what we should ask the seller to do. My obvious choice is to open up the entire ceiling in the basement to view the sill/joists. Could I determine the same amount of damage by opening a 2 foot wide section in the ceiling around the perimiter of the basement? Would their be clear signs of structural issues ie sagging and spongy floors if their was significant damage. If the owner will not open the ceiling, would it be wise to walk away from the deal?
Any advice would be greatly appreciated.
The basement of the home is half finished and the other half contains the oil tank and heating system and the walls are covered with Cedar Planking. The entire basement ceiling is finished thus access to view the sill and the floor joists is not available. During the home inspection, evidence of termites was found and dead swarmers were also found. We had two pest companies come out to verify that there is termite damage and that active termites are present.
Because the inspectors, both home and pest cannot see the floor joist or the sills, they cannot determine if either are damaged. The home inspector looked for typical signs of joist and sill damage ie sagging door/window frames, spongy wood floors, seperation of floor boards from the hard wood floors and he said that none of that was present.
Any recommendations out their as to what we should ask the seller to do. My obvious choice is to open up the entire ceiling in the basement to view the sill/joists. Could I determine the same amount of damage by opening a 2 foot wide section in the ceiling around the perimiter of the basement? Would their be clear signs of structural issues ie sagging and spongy floors if their was significant damage. If the owner will not open the ceiling, would it be wise to walk away from the deal?
Any advice would be greatly appreciated.
twelvepole
03-22-08, 07:37 PM
Over the years, I have owned several homes in different states. Most lenders tend to require a wood boring insect inspection and any treatment or repairs made before the loan is processed. Keep in mind that the inspectors can only inspect what is 'visible' and make recommendations for treatment and repairs based on what they can see.
"Because the inspectors, both home and pest cannot see the floor joist or the sills, they cannot determine if either are damaged." Inspectors do not have x-ray vision and cannot see beyond what is visible.
" My obvious choice is to open up the entire ceiling in the basement to view the sill/joists. Could I determine the same amount of damage by opening a 2 foot wide section in the ceiling around the perimiter of the basement? Would there be clear signs of structural issues ie sagging and spongy floors if their was significant damage. If the owner will not open the ceiling, would it be wise to walk away from the deal?"
If I were the home owner, I'd want to know if there were a problem. I'd certainly never pass a problem on and would never want one passed on to me. If I decided not to sell, but to continue to live in the house, I'd want to know if there were problems.
But, not every seller has such concerns. The only way to know what is going on in walls and ceiling is to open them up. If the seller is not willing to do so, I'd walk away from the sale. Go with your gut; you have already expressed it.
"Because the inspectors, both home and pest cannot see the floor joist or the sills, they cannot determine if either are damaged." Inspectors do not have x-ray vision and cannot see beyond what is visible.
" My obvious choice is to open up the entire ceiling in the basement to view the sill/joists. Could I determine the same amount of damage by opening a 2 foot wide section in the ceiling around the perimiter of the basement? Would there be clear signs of structural issues ie sagging and spongy floors if their was significant damage. If the owner will not open the ceiling, would it be wise to walk away from the deal?"
If I were the home owner, I'd want to know if there were a problem. I'd certainly never pass a problem on and would never want one passed on to me. If I decided not to sell, but to continue to live in the house, I'd want to know if there were problems.
But, not every seller has such concerns. The only way to know what is going on in walls and ceiling is to open them up. If the seller is not willing to do so, I'd walk away from the sale. Go with your gut; you have already expressed it.
connie
03-22-08, 08:24 PM
I agree with twelvepole 99.9%
Speaking as a homeowner who purchased a home with termites...if you've seen evidence, you need to know what the damage is. It's not necessarily a deal breaker, but the owner should be willing to pay for treatment and repairs, or compensate you a like amount.
Speaking as a homeowner who purchased a home with termites...if you've seen evidence, you need to know what the damage is. It's not necessarily a deal breaker, but the owner should be willing to pay for treatment and repairs, or compensate you a like amount.
jkspup22
03-23-08, 06:25 PM
Have you ever had to replace a sill or floor joist? If so, what was the cost if you dont mind me asking.
We got a great deal on the house so Im trying to negotiate with the seller.
We got a great deal on the house so Im trying to negotiate with the seller.
connie
03-23-08, 08:37 PM
The floor joists are easy...the sill plate can be tough. All or it is repairable.You just need to get a pro in there to have a look and give the owner the option of paying for the repairs or reducing the price.
It shouldn't take much to determine if the sill plate is damaged- just pry off the base board. A termite exterminator will kill any live insects and a ground barrier treatment plan will keep them from coming back in.
As for price, I'm sorry, but I have no idea...we're DIY all the way.
If it seems like too much, just keep looking. There are so many houses on the market now, you can afford to be picky. Good luck to you.
It shouldn't take much to determine if the sill plate is damaged- just pry off the base board. A termite exterminator will kill any live insects and a ground barrier treatment plan will keep them from coming back in.
As for price, I'm sorry, but I have no idea...we're DIY all the way.
If it seems like too much, just keep looking. There are so many houses on the market now, you can afford to be picky. Good luck to you.