PICK THE RIGHT PEST INSPECTOR WHEN BUYING OR SELLING A HOME
HOME INSPECTIONS, SHASTA COUNTY, TIPS FOR BUYERS, TIPS FOR SELLERS, TIPS FOR SENIORS
September 21st, 2008
Many people believe state law requires a pest inspection when a home is being purchased. It is not the law, but common sense leads most buyers to have a home they are purchasing inspected for pests. New construction is the only logical exception to this practice. The first decision is to decide who should conduct the inspection.
In California, their are two branches of the pest control industry. One branch focuses on eradicating pests by spraying or trapping them as a preventative or control measure. Local examples of such companies are Terminix, Orkin, Clark,Woods, Redding Spray Service, etc. The other branch focuses on structural inspections for wood-destroying pests and bidding correction of damage caused by such pests (a perfectly legal conflict-of-interest). Examples of local companies specializing in this branch include Shasta, Inter-County, Arrow and Trinity Pest Control. Some companies are licensed and capable of doing inspections, spraying and corrective work.
The primary culprits in the Greater Redding/Shasta County area are subterranean termites and dry rot
caused by fungi. Aerial termites that invade attics are not normally found in this area due to freezing temperatures in winter. Subterranean termites are found almost everywhere in the Northstate and are just waiting for an opportunity to become active. Leaving wood or cellulose debris (cardboard boxes) directly on the ground will almost certainly attract termites sooner or later. Homeowners unknowingly store wood under their home or deck or build structures or fences out of wood that touch the ground, inviting these pests to a banquet.
Dry rot is caused by wood being exposed over a period of time to moisture. The fungus starts on the surface and eventually eats through the wood fiber causing the wood to rot. Common causes are:
- plumbing or roof leaks
- failed shower pans
- leaking pipes or drains
- poor drainage due to faulty grade around home’s foundation
- clogged gutters/downspouts
- failing to keep decks stained or siding painted
If a pest operator finds a termite infestation, budget at least $400 to have the foundation or crawl space treated with a termicide. If the infestation is extensive, a contractor may be needed to remove and replace infested wood members. Dry rot repairs can be particularly expensive if large decks or tile shower stalls are involved. Concrete slab foundations typically have fewer problems than raised wood floors constructed on pier and post/perimeter concrete foundations.
It is legal for pest control operators to bid the cost of correcting pest infestations they find and include in a written pest report. A licensed contractor can also be utilized to replace rotted wood or termite infested lumber. Roofers sometimes are engaged if dry rot damage is confined to eaves, rafter tails and roof sheathing. Pest control operators must be used if any chemicals are to be applied to kill termites. Copper naphthenate can be used by anyone to eliminate surface fungus that has not damaged the structural integrity of the infected wood member.
Pest reports are typically divided into two sections. Section I includes findings that wood destroying pests are actively infesting the property. Examples include termite or dry rot infestations. Section II are findings of conditions that could cause an infestation if allowed to continue unchecked. Plumbing leaks, storage of wood on dirt under a home, surface fungus that has not penetrated the wood and faulty grades are typical items called out in this section.
A prudent seller will obtain a pre-sale pest report ($80-$100) and either repair the items or make the buyer aware their are repairs recommended. A prudent buyer should review any reports a seller provides and consider hiring their own inspector to verify the findings. It has been my experience that some inspectors miss significant problems found by subsequent inspectors or, in some cases, the buyer after the sale has closed.
In the event a pest inspector is hired to inspect and clear a property of any pest infestations, the pest control operator typically guarantees the property for several months after the date the pest clearance is issued. If the seller or a contractor completes the repairs, the seller could be be on the hook either directly or indirectly if the buyer discovers a problem.
It is important to use a reputable pest control company to inspect your property. Doing so will ensure a smooth escrow and no after-sale problems. If you need an experienced agent to represent you in a sale or purchase, my contact information follows:
530-224-6767 or 530-941-7492
BRAD GARBUTT
REALTOR/BROKER ASSOCIATE
REAL ESTATE PROFESSIONALS GMAC
QUARTER CENTURY LOCAL REAL ESTATE EXPERIENCE
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