An inspection report came back Saturday with “Visible evidence of wood-destroying insects were observed.”
The visible evidence was, “subterranean termite shelter tube stains.”
Stains! They didn’t even see any of those dried mud shelter tubes? Just stains?
As is very often the case when evidence of termites is found, the inspection also said that, “Visible evidence of previous treatment was observed.”
That means the inspector could see where holes were drilled into the foundation to pump insecticide under the slab during the previous treatment.
There is no way of knowing how old the shelter tube “stains” are. I’m guessing they are pretty dang old if there were no visible shelter tubes, just “stains.” I’m guessing there is a dang good possibility that those “stains” were there BEFORE the previous treatment and there are no active termites currently.
I don’t really mind. I represent the buyers and we’ve requested that the seller treat for termites. I’m not a termite expert. We have to go with the opinion of the experts.
Termites are common in Arizona. They say if you don’t have termites, you will. Fortunately, they are not very aggressive.
Unnecessary use of insecticides
Nevertheless, I think there are way too many homes being treated for termites that don’t have a termite problem. They HAD a termite problem. It was treated. The problem was solved.
But now every time those homes are inspected the old “visible evidence” from years ago triggers the termite inspector to check “Yes” to “Visible evidence of wood-destroying insects were observed.”
Termite Scam?
I first got hip to this scam a few years ago when a termite inspector showed me the termite mud shelter tube on an exterior block wall. That home too had been previously treated only 2 years earlier.
I asked that termite inspector how he knew that tube was not already there before the termite treatment 2 years earlier. He didn’t know. He couldn’t know. He thought the tube looked like it could be old but he didn’t know. Since he saw it, he had to mark it down as “Visible evidence.”
Fine. Be on the safe side.
So I asked the termite guy if he would remove that single shelter tube after the home was treated. That way the old tube wouldn’t cause a termite inspector in the future to mistakenly believe the tube was caused by currently active termites.
He said, “No.” He would not remove the termite shelter tube after treatment.
12 responses so far ↓
1 Philip // May 25, 2008 at 10:52 pm
John,
Wow! I feel stupid. This has happened to me several if not many times. I never thought of the “scam” aspect, but you are right. Now, what to do….
On Tuesday, let’s both call the Termite Bug People at the State Termite Control Center… someone else reading this blog will call it what it really is, I forget.
Let’s talk on Tuesday.
Philip
2 John Wake - Real Estate // May 26, 2008 at 12:37 am
Structural Pest Control Commission http://www.sb.state.az.us/
3 Joe // May 26, 2008 at 6:52 pm
Just wondering if the inspection company also performs treatments. Many of my listings have always been tagged as having “evidence” of past tubes and the treatment.
4 John Wake - Real Estate // May 26, 2008 at 10:17 pm
I don’t know.
The Buyer selects the inspection company.
The Seller usually selects the treatment company.
I don’t know how often a Seller will choose the company that did the inspection.
I suppose they have the inside track but I don’t know.
5 Bill // May 27, 2008 at 12:06 pm
I am in the process of selling my Ahwatukee home. I had it treated last summer, which included drilling the foundation. The buyer recently had their termite inspection and the inspector noted stains from old mud tubes. The inpector, who of course works for a pest control company, offered to treat the “problem” for $420 with a quote attached to the inspection report. Since I am still under waranty I was able to have the company that treated it last summer reinspect, apply a small amount of pesticide at the areas with mud tube stains, and forward a report to the lender. It certainly seems like a conflict of interest to have pest control companies performing the inspections and attaching quotes to the inspections. It’s comparable to having a handyman perform the home inspection with a quote attached to fix the “problems” encountered during the inspection.
6 John Wake - Real Estate // May 27, 2008 at 12:18 pm
Bill,
Good point!
Home inspectors don’t make any referrals or recommendations of companies to make repairs.
7 Philip // May 27, 2008 at 2:00 pm
Bill talks with a lot of common sense. Although I turn down warranties at the electronics stores routinely, there are certain things the homeowner can warrant especially after a repair or a treatment. Here, it’s worth IMHO the few extra dollars.
One would be roof repairs backed up by a new 1 year warranty. The other would be to have major appliance warranted and repaired through a reputable Home Warranty Company.
By the way, for those about to list their homes out there, John Wake or any reputable Realtor can get you a FREE Home Warranty during the listing period of your home. This means that most repairs if you choose to use the Home Warranty Company can be repaired for approximately $45.00.
LAST: Ask your listing Realtor or call John Wake for the details.
I am an independent Broker/Owner and have no affiliation with John Wake. What I do have is utmost respect for him and his several blogs that are helpful to consumer and Realtor alike.
Good work, John!
8 AZBUGGUY // May 28, 2008 at 1:24 pm
That is why you shoulduse a reputable company. Many of those who are complaining probably went with the cheapest bid when doing work. You get what you pay for. Also, if you are under a warranty, then you should have the company holding the warranty do the inspection. Or if there has been treatment in the past, have the company who did the treaments inspect the home. Would you have your breaks done by Ford, and inspected by Chevy? Like ALL businesses there are reputable ones as well as those who are not. It is the consumers job to do research on who they are going to use and choose the best company for the job based on their standards, if the cheapest is the standard they choose, it is the standard of the work and service they can expect.
9 AZBUGGUY // May 28, 2008 at 1:34 pm
Just to be proactive to some responses I’m sure to get, because your home is inspected by a company you have no affiliation with (the buyers choice), you can have a company of your choice do the treatment. The reason why even stains are called out is because if a company inspects the home, and doesn’t mention them, then a buyer can make them teat that area at no charge after they purchase the home because they will insist that they are new, etc. A reputable company should remove tubes after treatment, and that way they will be able to tell they are old. Also if they say there is eveidence of a treatment performed in these areas, then they should not be calling for a retreatment, just saying that they can not insure they were treated properly since they did not do the treatment, and the seller should provide their records showing when they were treated and by whom. That is between them and their company. Again, if their compnay is reputable, then they can supply the paperwork needed to get them through escrow. Moral to the story - Use a reputable company that has backing, and has history, and has been around for a while. If they work out of their home, or have less than 10 employees, you are taking a risk. I liked the pont above about warranties that are worth it. Remeber a warranty is only as good as the company is still around. NuTreat Termite just went out of business, and tehy were top 10 in the state. What does that say about the smaller outfits? May not be the best people to buy a waranty from huh? Again, just food for thought. Be a SMART consumer, and you wont leave yourself open for “scams”.
10 John Wake - Real Estate // May 28, 2008 at 1:36 pm
AZBUGGUY,
Thanks for your comment.
Is there an approved practice (if there is such a thing) about what to do with “visible signs” after treatment? Is the approved practice to remove them, leave them or it’s not covered in approved practices.
11 AZBUGGUY // May 28, 2008 at 1:38 pm
Also, check with the state to see how many complaints they companies have. Look at a TARF report. It shows how many jobs that the company did the past year. All are available on the web site that was given by John Wake. They are very good, and their website is excellent. You have all the tool there that you need to choose a company. Sorry for my many typos, I am a fast typer, just not very accurate:)
12 David // Jun 22, 2008 at 9:44 pm
Here is an idea. Have the owner of the home scrape the old stains off of the stem wall since it is their house to begin with. I cannot believe what I am reading from a bunch of money hungry bottom feeding real estate agents. Another good idea might be checking the state law that these companies must abide by when performing WDIIR inspections. If they dont list the evidence they are held liable (just doing their jobs you morons). Lastly, if I felt comfortable enough to pick a handy man that is qualified to inspect my house then I would probably feel pretty confident that he could fix the damages he reports, so I would not have a problem with him submitting a quote. You people are letting your paychecks get in the way of better judgement. Give me a break.
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