In many parts of the country, late spring and early summer bring a familiar sight: swarms of winged insects near windows or light fixtures. Sometimes they are flying ants. Sometimes they are termites. For a homebuyer, the difference matters. Wood-destroying insects can cause damage hidden inside walls and floors, and a little knowledge helps you ask the right questions before closing.
The usual suspects
- Subterranean termites live in the soil and travel into homes through mud tubes they build along foundations. They are among the most widespread termites in the United States.
- Drywood termites live inside the wood they eat and are more common in warm regions. They often leave behind tiny pellets.
- Carpenter ants do not eat wood but excavate it to build nests, often in wood that is already damp or damaged.
- Carpenter bees bore round holes in exposed wood such as decks, fascia boards and eaves.
- Wood-boring beetles can affect certain types of wood, sometimes including flooring and framing.
Which of these you might encounter depends a great deal on your region and climate.
Signs to watch for during showings
You do not need to be an expert to notice clues. Look for discarded wings near windowsills or doors, a common sign that termites have swarmed. Check foundation walls, outside and in the basement or crawl space, for pencil-width mud tubes. Notice wood that looks blistered, sounds hollow when tapped or crumbles easily. Small piles of sawdust-like material can point to carpenter ants. Moisture attracts many of these insects, so damp crawl spaces, leaky gutters and wood touching soil are worth noting too.
About wood-destroying insect inspections
A general home inspection may note visible signs, but a wood-destroying insect inspection, often called a termite inspection, is a dedicated look by a licensed pest professional. In some areas and with some loan programs, this inspection is required; elsewhere it is optional but often recommended. The inspector looks for active infestations, evidence of past activity and conditions that make infestation more likely. Ask your agent and lender whether one is needed for your purchase, and schedule it within your inspection period.
Questions to ask the seller
Through your agent, ask whether the home has a history of treatment and whether there is an active treatment contract or warranty, sometimes called a termite bond. Some contracts can be transferred to a new owner, which may be valuable. Ask for records of past treatments and any repairs to damaged wood, and read the seller’s disclosure, which may address known infestations or damage, depending on your state’s requirements.
If the inspection finds something
Evidence of termites does not have to end the deal. Treatment options exist, and a pest professional can explain them. The bigger question is whether there is structural damage that needs repair, which a contractor or structural professional can assess. From there, you can negotiate treatment, repairs or a credit with the seller, or decide the home is not right for you. Knowing early keeps those choices open.
Understanding the Inspection Report
A wood-destroying insect report can look technical at first glance. Most reports cover a few core findings, and knowing what each one means makes the conversation with your agent and the seller far easier.
- Visible evidence of active infestation. Live insects or fresh signs were found. This typically calls for treatment and a closer look at any damage.
- Visible evidence of previous infestation. Signs of past activity were found, but no live insects. Ask whether the home was treated, when, and by whom.
- Visible damage. The inspector saw damaged wood. The report usually does not say how serious it is, so a contractor or structural professional may need to evaluate it.
- Conducive conditions. Moisture, wood-to-soil contact, debris near the foundation or other conditions that make infestation more likely.
- Inaccessible areas. Spaces the inspector could not see, such as behind finished walls, under stored items or in tight crawl spaces. These limits are worth reading carefully.
Ask your agent which report form is customary for transactions in Georgia and whether your lender requires one for your loan.
Reducing Conditions That Attract Insects
Whether you are preparing to sell or settling into a new home, many of the same steps make a house less inviting to wood-destroying insects:
- Manage water. Keep gutters clean, extend downspouts away from the foundation and fix leaks promptly.
- Keep wood off the soil. Store firewood away from the house and off the ground. Make sure siding, trim and deck posts are not buried in soil or mulch.
- Watch the mulch line. Thick mulch piled against the foundation holds moisture and can hide mud tubes. Keep a gap between mulch and siding.
- Ventilate crawl spaces. Damp crawl spaces invite trouble. Ask a professional whether a vapor barrier, dehumidifier or encapsulation makes sense for the home.
- Trim plants. Shrubs and vines touching the house create moisture and bridges for insects. Keep them trimmed back.
- Seal and paint exposed wood. Finished wood is less attractive to carpenter bees and better protected from moisture.
A Note on Treatment Contracts
Treatment agreements vary a great deal. Some cover only retreatment if insects return, while others may also cover repair of new damage, often with limits. Before relying on an existing agreement, ask for a copy and read what it covers, how often the home must be inspected, what the renewal cost is and whether transfer to a new owner requires a fee or a new inspection. A pest professional can explain the terms in plain language.
Questions Buyers Ask
Are termites common in North Georgia?
Subterranean termites are widespread across much of the Southeast, including Georgia. That is one reason inspections and treatment agreements are common parts of local transactions.
Should I walk away if the report shows past termite activity?
Not necessarily. Many homes have had activity that was treated and repaired. The important questions are whether the activity is current, whether damage was properly repaired and whether ongoing protection is in place.
Can I do my own termite treatment?
Some products are sold to homeowners, but effective treatment of an active infestation often requires professional equipment and training. A licensed pest professional can recommend an approach for the home.
How soon after moving in should I schedule a follow-up inspection?
If the home has a treatment agreement, follow the inspection schedule it requires so coverage stays in force. If it does not, many owners in termite-prone areas choose to have a pest professional check the home periodically. Keeping the inspection reports with your other home records also helps if you sell later, since buyers will likely ask the same questions you did.
