The Charleston Real Estate Search.com

Termites: what every homeowner should know

Termite mounds between roof framing

Weeks ago I indicated that a dear friend was experiencing problems with a termite swarm.  I bring you her story in hopes that you will learn and protect yourself. This was not her first swarm. She had one this time last year as well. When her termite inspectors came out they did their routine spraying and crawling around under the house. 

“Swarms are natural this time of year” she was told.  “They can come from miles away.  It’s simply nature’s way of distributing an overcrowded mound.”

The bubbling of this interior wall's paint was a clue

Despite her trepidation, she was calmed by two things.  First, they retreated the entire house to kill the aerial invaders.  Second, they renewed the termite bond that she’d faithfully had on her house for twenty years, a bond that lead her to believe that whatever happened, she was covered for retreatment and repairs. 

Here’s what she didn’t know:  not all bonds are the same and not all inspections are thorough.

Here's what was behind the bubbling paint

Termite Bonds are contracts of insurance against future termite damage.  A perfect bond should cover all species of termites and protect the homeowner against any damage that is caused by termites.  There are two types of bonds; a retreatment only bond and a repair bond.  A retreatment bond is no more than a guarantee that the company will retreat the entire home or the affected portion of the home if the annual treatment fails to work.  A repair/retreatment bond is a guarantee that if the treatment doesn’t work, the company will not only retreat, but also pay for the repairs to correct the damage done. 

For this home, Formosan's had eaten three walls, two support joists under the house, 40% of the hardwood floors, and 30% of the roof soffits. Her bond and her homeowners insurance covered $0.00!!

As with any insurance contract, there are several clauses that exempt the company from honoring the bond.  They include the following:

•  Wood in contact with the ground: Termites usually attack from the ground up, eating their way through wood at an alarming rate. Although they prefer wet, untreated wood, they have been known to eat through OSB, masonite, plywood, and even aged, treated lumber. (They can also crawl through the cracks in concrete and brick to get to wood.) Your home should not have any wood in contact with soil.  Crawl space piers should be brick or concrete.  Houses on slabs should make sure that dirt does not get piled up against the house, raising the soil level.
• 

  Formosan termites caught during a swarm

  Aerial Invasion:

  When termites swarm, they are in effect, looking for a new place to call home. They love to land on wood and will begin setting up a new colony immediately.  Termite companies rarely treat above ground level, so homeowners should diligently spray aerial invaders and make sure that all exposed wood is treated or painted.

   

• Moisture damage: This is undoubtedly the biggest cause of termite damage.  Even a little bit of moisture over a long period of time can be hazardous to your home.  In humid climates like ours, it is typical for wood to carry 10-19% moisture readings, but anything above that is symptomatic of a potential problem.  Homeowners should ask their contractors to take moisture readings every time their home is inspected, both inside and outside the home. Ductwork that is not wrapped properly can create a moisture problem as water condenses. If you have a crawl space make sure that the soil is covered with a vapor barrier with air holes.  That way, water cannot condense upward, and if it rains heavily under the house, it can still drain into the soil.
• Mold and Fungal damage: Where there’s mold and fungus, there’s moisture.   Black soot on wood is evidence of mold.  White, yellow or red fuzzy coating on wood is a sign of fungal damage.  Mold and fungus only grow in wet conditions.  Homeowners should be aware of these telltale signs and seek out the cause of moisture.
• Formosan Termites: In the last ten years, Formosan termites have swept across the country like wildfire. A relative of the subterranean termite, they are slightly larger and much more prolific, able to reproduce at twice the rate. Many older bonds do not include this type of termite. Your bond should specify subterranean and Formosan termites. If it doesn’t, you are not fully covered.

• 

  Unsealed cracks and shrubs in contact with the home give termites and other insects a way inside your walls.

  Deferred Maintenance: 

   

   

  Most homeowners hate this one because it speaks directly to their own responsibility. If you do not tend to regular repairs as they occur, they can cause long term damage and nullify your bond. Homeowners should take an annual or semi-annual inventory of their home, inside and outside, including underneath the crawl space and in the attic. Look for areas that invite problems: uncaulked hose spigots, cracks between trim boards, pinestraw pile-ups, wood piles too close to the home, shingles that are missing or cracked. Think of yourself as a drop of rain. If you could get in, there is a problem.

   

Of course, the best maintained homes can still be attacked by termites, mold, fungus and wood rot. Homeowners should choose their termite companies wisely. In South Carolina, Clemson University Department of Pesticide Regulation is the overseer of termite contractors.  Every state has a similar governing body.

The Clemson University Department of Pesticide Regulation offers these tips when choosing a pest-control company.

• Call the department to learn whether a company has a history of violations or visit the online enforcement-history database at http://regfocus.clemson.edu/dpr/greenbook.htm.
• Get several bids from different pest control-companies. Bids usually are free.
• Ask friends and neighbors to recommend a company.
• Get a Repair and Retreatmenr contract that includes Formosan termites. Contracts are usually written for five to 10 years and the most useful cover damage, namely treatment and repair.
• Have your house inspected regularly for termites.

My friend would also like you to do the following to protect yourself:

• Understand what’s covered and what’s not. Read your bond carefully and ask for full coverage.
• Don’t take their word for it. During an inspection, ask questions. Ask for a moisture reading. Ask them to check above ground, inside your home and underneath your crawl space. If they’re only there for ten minutes, they probably didn’t inspect it very well.
• Ask for a diagram of your home with areas noted that are susceptible. When a bond is started, the company is required to chart a layout of your home citing damaged areas, areas that are inaccessible, and areas that were treated. Keep this in your files.
• Trust your gut. If you question what you’re being told, ask for a supervisor to come out or call your local extension office to request a home visit.
• Do your part routinely to maintain your home, paying particular attention to areas where water can intrude.

Clemson University advises persons who need assistance or who believe a violation may have occurred to contact the Department of Pesticide Regulation at 864-646-2150 or visit the Web site at www.Clemson.edu/dpr for regulatory specialist contact information.

Disclaimer: I am a Realtor, not a Termite Expert.  I bring you this information in an effort to educate you on an important homeowner issue.  Please contact your termite inspection company for more information.