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  1. #1
    Jon Randolph's Avatar
    Jon Randolph Guest

    Default "The sellers have never had termites!!!"

    Had a realtor (and the seller herself) call me today complaining because I found termite damage in their home. I guess that they must think they are like roaches and unless you have seen them, you never had them.

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  2. #2
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    Default Re: "The sellers have never had termites!!!"

    Jon,

    When people call complaining as such, I always tell them they should feel fortunate because there is a lot of people out there who have never experienced having termites.

    It throws them for a loop and they don't know what to say. They say ok, and hang up.

    If that doesn't work, ask them if they think you brought that termite damage into their house in your tool bag.

    Rick


  3. #3
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    Default Re: "The sellers have never had termites!!!"

    Don't kill the messenger.

    "Baseball is like church. Many attend but few understand." Leo Durocher
    Bruce Breedlove
    www.avaloninspection.com

  4. #4
    Joseph P. Hagarty's Avatar
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    Default Re: "The sellers have never had termites!!!"

    3 kinds of Houses

    - Houses with Termites (in need of Treatment)
    - Houses that had Termites (previously been treated and under contract)
    - Houses that have not yet been discovered to have Termites.


  5. #5
    Richard Rushing's Avatar
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by Joseph P. Hagarty View Post
    3 kinds of Houses

    - Houses with Termites (in need of Treatment)
    - Houses that had Termites (previously been treated and under contract)
    - Houses that have not yet been discovered to have Termites.
    Tex-assTranslation...
    • Had'em
    • Hav'em
    • Will Hav'em
    Rich


  6. #6
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    Default Re: "The sellers have never had termites!!!"

    Actually there are 4 kinds.

    1. Homes that have never been treated.

    2. Home that have termites and need treatment.

    3. Homes that have been treated for termites.

    4. Homes that have been treated for termites, and still have termites.


  7. #7
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    Default Re: "The sellers have never had termites!!!"

    And #5 Homes with undisclosed damage that recently sold and are headed to court.

    This all started and was found over where to hang that special picture.

    Not one stud in the room was solid enough to hold a nail.

    The new wood around the window was from a previuos repair.

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  8. #8
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    Default Re: "The sellers have never had termites!!!"

    That new wood raises the questions (statements really) "Seller disclosure" and "failure to disclose".

    Also, what is on the outside of that wrap? Those tracks look to me like they are termite tracks 'on the outside' of that wrap, which would not bode well for whatever is on the other side of that wrap.

    Jerry Peck, Construction / Litigation Consultant
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  9. #9
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    Default Re: "The sellers have never had termites!!!"

    It's amazing homes like that don't implode.

    That blue stuff looks like Styrofoam wall panels.

    Mike Schulz License 393
    Affordable Home Inspections
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  10. #10
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by Jerry Peck View Post
    That new wood raises the questions (statements really) "Seller disclosure" and "failure to disclose".

    Also, what is on the outside of that wrap? Those tracks look to me like they are termite tracks 'on the outside' of that wrap, which would not bode well for whatever is on the other side of that wrap.
    Jerry,

    None of the previous repairs were disclosed. ala Ronald Reagan and Alberto Gonzales famous quotes, "I don't recall"

    Brick and precast covered with English ivy, of course.

    Mike,

    Is correct, foam in the field OSB at the corners.

    badair http://www.adairinspection.com Garland, TX 75042 TREC # 4563
    Commercial-Residential-Construction-EIFS-Infrared Thermography
    life is the random lottery of events followed by numerous narrow escapes

  11. #11
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by BARRY ADAIR View Post
    foam in the field OSB at the corners.
    "WAS" OSB at the corners.

    Jerry Peck, Construction / Litigation Consultant
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  12. #12
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by Jerry Peck View Post
    "WAS" OSB at the corners.
    "Waswood" everywhere there wasn't wood

    badair http://www.adairinspection.com Garland, TX 75042 TREC # 4563
    Commercial-Residential-Construction-EIFS-Infrared Thermography
    life is the random lottery of events followed by numerous narrow escapes

  13. #13
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    Default Re: "The sellers have never had termites!!!"

    How does one go about reattaching the sheathing and brick ties to the new framing in these or burn out situations?

    I returned the other day and they were installing new framing from the interior side to avoid removal of the brick.

    Please tell me this can't be right!

    badair http://www.adairinspection.com Garland, TX 75042 TREC # 4563
    Commercial-Residential-Construction-EIFS-Infrared Thermography
    life is the random lottery of events followed by numerous narrow escapes

  14. #14
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by BARRY ADAIR View Post
    How does one go about reattaching the sheathing and brick ties to the new framing in these or burn out situations?

    I returned the other day and they were installing new framing from the interior side to avoid removal of the brick.

    Please tell me this can't be right!
    It ain't right, but they don't care, or, don't know that.

    Let's see, Bobby Joe, how's you gonna attach dem der ties to the new framing?

    Billy Bob, you know as well as I do that the brick wall has been der fer 25 yers oar mo', if'n it ain't moved bye now, she ain't a gonna move.

    Jerry Peck, Construction / Litigation Consultant
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  15. #15
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by Jerry Peck View Post
    It ain't right, but they don't care, or, don't know that.

    Let's see, Bobby Joe, how's you gonna attach dem der ties to the new framing?

    Billy Bob, you know as well as I do that the brick wall has been der fer 25 yers oar mo', if'n it ain't moved bye now, she ain't a gonna move.
    So I guess by that reply you have no way to telepathically install them from FL, either?

    Thought I'd throw these in. Tube runs through about 3" of water before appearing on the interior of the perimeter beam and also appears outside in the beam. These guys are willing to go that extra mile!

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    badair http://www.adairinspection.com Garland, TX 75042 TREC # 4563
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  16. #16
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by BARRY ADAIR View Post
    So I guess by that reply you have no way to telepathically install them from FL, either?
    What? They haven't arrived yet? Dang, must have gotten my signals crossed.

    Jerry Peck, Construction / Litigation Consultant
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  17. #17
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    Default Re: "The sellers have never had termites!!!"

    Do you have a picture of the exterior of the house? Particularly the area of concern.

    Mike Schulz License 393
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  18. #18
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    Default Re: "The sellers have never had termites!!!"

    Quote Originally Posted by BARRY ADAIR View Post
    How does one go about reattaching the sheathing and brick ties to the new framing in these or burn out situations?

    I returned the other day and they were installing new framing from the interior side to avoid removal of the brick.

    Please tell me this can't be right!
    Twist ties and Gorilla glue?

    The only reason some people get lost in thought is because it's unfamiliar territory.
    - Paul Fix

  19. #19
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    Default Re: "The sellers have never had termites!!!"

    We had one of those a little over a yr ago that cost us $13,000 to fix. Long story, but there was also new wood for a window that was added so someone had to have known about this damage. Yet the lawyer who was the buyer's father did not want to take that ave. He wanted our hide. All that was visible were two or three exit holes and no soft spots found. Buyers move in and start a remodel and walah, we are on the hot seat. If I would have had it to do over, I would have told them to piss up a rope, but lesson learned. The HARD way I might add. They had to build a temporay support for the rafters in the living room as it was cathedral ceilings while they replaced the headers to the sill plates. They used concrete anchors and straps to tie bac into the brick veneer and did the best they could to replace the sheathing. No corners involved as far as structural sheathing. It was a real mess. You just can't tell how much damage is there on these situations, and I never short sell it saying "ah, probably not too bad". I always make sure they know that I have no clue how much damage there is. If they want to know, they need to get a termite damage assessment.

    If it weren't for lawyers, we would never need them.

  20. #20
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    Default Re: "The sellers have never had termites!!!"

    As you can see in the picture below, it could be very easy to walk by a termite tube and not see it.

    I found this one today.

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  21. #21
    Mike Huppi's Avatar
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    Default Re: "The sellers have never had termites!!!"

    And the second tube that is 8 inches to the left of your arrow looks like a good one also.


  22. #22
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    Default Re: "The sellers have never had termites!!!"

    That was actually just an old stain from a prior tube. No active in it.

    Good eye though.


  23. #23
    Joseph P. Hagarty's Avatar
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    Default Re: "The sellers have never had termites!!!"

    Termite Only Inspection on Saturday.

    Mud Tunnels present on framing in 2 locations. Active condition per NPMA-33 Standards. Recommend WDI Treatment for Termite.

    Listing Agent calls.

    Property is under Contract for General Pest Control (Quarterly) for the last 3-5 years. Company holding the General Pest Contract suggests that the infestation is New and is willing to Treat for a Discounted Price of $1700.

    Agent has 2 questions.

    Is $1700 reasonable for a Termidor treatment of 2500 + square feet?

    How can a Pesticide Company that has been performing general pest control / inspections for the last 3-5 years quarterly have missed an active WDI condition of Termite?

    Answer??


  24. #24
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    Default Re: "The sellers have never had termites!!!"

    The tunnels may not have been visible to the PC tech during his treatments.

    A good pest control company with a client would be offering a yearly termite inspection along with the PC program.

    Also, Pest Control treatments do not assure that Termite infestations won't happen.

    Most chemicals used for PC alone are not labeled for termite control. Some are but not all.

    Throwing a few granules on the ground or doing a perimeter spray on top of the soil will not eradicate a termite infestation.

    As far as cost of a treatment, each one varies. 1700. is not that high for a 2400 sq. ft house in my opinion.


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