I’m going to take you through all of the items of a typical Pre Purchase Pest Inspection Report, so that you understand what items are actually reported on, and what you might need to adjust before a contract is signed.
Due to litigation, reports are full of special conditions and disclaimers to protect the inspection company. These conditions are usually found in the body of the report, with the summary being a short and seemingly simplified summary of the entire inspection. This being said, the summary is often the only part of the report which is read by a purchaser because of its simplicity, so making the summary look as good as possible is VERY important.
Now whilst the summary might say that active termites were located, or that fungal decay was located, the summary does not explain that the active termites might have been located in a tree stump 20 metres from the house, or that fungal decay was located in a timber fencepost 40 metres from the pool deck. These comments will be located further into the detailed description within the report, but again, the summary may be the only part of the report which is read by the purchaser, so you need to make sure it comes up as squeaky clean as possible.
This is simply just a description of the property type, it’s orientation, the occupancy status and weather conditions at time of report.
This will describe the areas of the property that were hindered by various items. The more accessible you can make the place, the less suspicious the inspector will be that he is unable to see an issue concealed by stored items, furniture or other hindrances. Subconsciously, the suspicious inspector writes a more suspicious report. Any area that cannot be fully inspected will immediately put an inspector on edge, and the report will reflect his uncertainty.
The report will outline an undetected timber pest risk assessment based on accessibility. Many inspectors will base this rating on basic geography. The area North of Port Macquarie along the east coast of Australia is considered to be a high risk area for termite activity, so this may be reflected by this rating, so don’t be surprised if comes in at ‘High’ risk.
Significant items include active termites, and or damage located, a recommendation of the installation of a termite management system such as a termite barrier, previous termite management systems on site, frequency of future inspections, chemical delignification, fungal decay and borer damage.
Comments in this section are likely to further cloud a report for a potential purchaser except for D4: “Previous Termite Management Program”
Active termites located anywhere on your property is not a good sign.Termites can travel up to 100 metres from their nest, so the fact that they are in a fencepost at the rear of yard is still an issue, which should be addressed with a termite treatment.
A proposal will ALWAYS be recommended where no current termite management system is in place, or there are conditions, which are conducive to termite attack.
This relates to any evidence of termite activity, inside or outside the property. This can include old termite damage to loose timbers throughout the yard, or even a fallen tree branch. Ornamental garden logs and garden edging are a classic example of locations where termite damage is often found around a property.
This is one point, which has the ability to change the spin on a report for the better. A current Termite Barrier, be it a physical Barrier or a Chemical Barrier will put a termite inspector at ease because is means that there is a significantly reduced risk that termites are in the property, undetected. It may also indicate that there has been an issue at some stage, however it does make it that much more unlikely that a property will have a concealed active termite issue.
Now Australian Standards recognize that ALL properties should have a termite inspection performed annually as a minimum. From a termite professional’s point of view, this may not be enough. The only time I would personally recommend an annual inspection is if a property has a current termite barrier, and there are no other conducive conditions. If there is a slight risk that termites can get into a building, they can do a lot of damage within 12 months.
Chemical delignification is the damage of the glue, which holds timber together via a chemical reaction. This is not a common defect, however it is more often located in beachside suburbs as chemicals carried in salt spray is a major contributing factor.
Timbers affected by chemical delignification can appear “furry”.
Fungal decay is commonly described as “wood rot” and is caused by excessive moisture in timber. Timbers that may be exposed to the elements, or in ground contact will soak up moisture that causes a fungus to develop, causing the timber to turn black and weaken. Common areas where fungal decay will be located are in the bottom of timber pergola posts and in fascias and barges about a roofline. The fungus is generally slow to progress, but the best way to treat it is just to remove the effected timber and replace it. A good sealant and a coat of paint will help to protect timber from fungal decay.
Wood borers can attack timbers at any stage, and have the ability to significantly damage floorboards or structural timbers. Generally, the best method of rectification is to replace the damage or affected timbers.
For those homes that have a sub floor, ventilation is an important factor to a pest inspector. Termites thrive in damp, dark areas, so keeping a good flow of ventilation is essential. If you get a damp, cool feeling in your sub floor, it could mean that you might have to increase your cross flow ventilation by either knocking out a couple of extra bricks to allow additional airflow through all areas, or installing additional vents. If this is not possible, or does not create sufficient airflow, then the installation of sub floor fans may be required.
Again, moisture is a key component relating to termite activity. Termites need moisture to survive, so you need to reduce unnecessary moisture inside and outside your home. Poor drainage, leaking taps, leaking hot water systems and air conditioning units, rusty guttering and broken downpipes are all external factors, which will be commented unfavorably on your report. Leaking showers will also be looked upon as a serious issue, and more often than not, there is no visible indication if a shower is leaking. Your pest inspector is required to carry a highly sensitive moisture meter to detect areas of elevated moisture, and these moisture meters send alarm bells through around 50% of all showers with no visible signs of dampness.
This is one of the determining factors that will most strongly influence whether your report will detail your home a moderate, moderate-high, or a high risk of undetected termite attack.
Since the introduction of physical termite barriers (Termimesh, Kordon etc) additional importance has been placed on the risk of termites getting into your property unseen.With the presence of a physical termite barrier, termite entry should be able to be seen provided that the “visual inspection zone” is not bridged or breached. This means that the level of the termite barrier, and the 75mm below it must remain easily visible at all times so that any termite entry may be recognized. As termites conceal themselves in mudded up tunnels know as termite leads, these leads are most easily seen when the visual inspection zone is not concealed in any way.
Items such as garden beds, pathways and decking are common items that are installed too high, rendering your termite protection useless.If a recommendation were to be made by the book on a patio which conceals the visual inspection zone, then the patio should be cut where it meets the building, the termite barrier and 75mm below should be exposed, however many homeowners will choose to reduce their risk by installing a chemical barrier instead.
Foliage is also an item that commonly bridges a termite barrier, and all items in direct contact with the building should be adjusted to provide a minimum 75mm clearance from the structure. This may seem silly or trivial, but I have seen termites track over a broom handle left leaning against the outside laundry wall and into a property that required thousands of dollars worth of repairs.
This is also a big point that can damage a report. All timbers in direct ground contact are at risk of termite attack. Simple. No matter if the timber is treated or not, I have seen termites attack it and also track over it to get to untreated timber frames causing thousands of dollars worth of damage.
Cladding, timber pergola and carport posts, stored timbers, timber garden edging, in particular old railway sleepers, and timber fences are all items that are commonly attack by termites. Although you might think that if they are attacking the fence, then they won’t eat the house, this could not be further from the truth. The more food sources available for them to eat, then the more activity you will have on your property, increasing the probability of them getting into your home.I have timber fences at my own home, which are in direct ground contact, but I inspect my fences on a weekly basis. Whilst I don’t recommend this, timber fences are cheaper than colourbond, so it is a bit of a trade off, but by the book, there should be no timber in ground contact anywhere on your property.
Items that I always mention in this section are:
The conclusion basically wraps up the report and reinforces what the report is telling you.
Well I have tried to explain the meaning of the items found in the average Timber Pest Inspection Report as clearly as possible to help you make the necessary adjustments to get your property sold without a contract collapse due to a poor Timber Pest Inspection Report.
What you must remember is that due to the nature of our society, we Pest Inspectors must make our assessments based on the worst possible scenarios. One, because we are open to so much litigation, and two, because we are continually surprised by the tenacity of termites and the ignorance of some homeowners.
If you are not sure, and want some piece of mind, then call us and have your home inspected before you gat a contract on it. Sure it might cost you the price of a good inspection, and some minor adjustments, but it could save you thousands of dollars on the sale price of your home.
Good Luck!