What happens if a termite inspection finds damage?

What the report means

A termite inspection that finds damage is a finding, not a verdict. It tells you that wood-destroying insects were seen, or that damage from them was seen, in the areas the inspector could reach. What happens next is three separate questions: is the infestation active, what does it take to stop it, and what has to be repaired.

Do not start with repairs. Start by asking the inspector whether the evidence is live or old, and where it is. Old damage from a colony that died or was treated years ago is a different problem from live termites feeding in a sill plate. Our guide to what a WDI inspection is explains how to read the report.

The usual sequence

1. A second look at the damage. Termite feeding and damage can even progress undetected in exposed wood because the outer surface usually remains intact.^[1] That is why inspectors probe wood rather than only look at it, and why the report's extent of damage is a minimum. Confirmation of termites often requires the keen eye of a professional,^[1] and the same source adds that even the most experienced inspector can overlook signs that are hidden.^[1] Walls, flooring and insulation will hide more once work starts.

2. A written treatment proposal. If the evidence is active, you need a licensed pest control business to treat it. The EPA says firms offering termite services must be licensed by your state,^[2] and Virginia law says no person may apply or recommend for use any pesticide commercially without a pesticide business license.^[3] Ask for the licence number, and ask each company for a written proposal that names the method, the areas treated and what the warranty covers. How termite treatments work and how much termite treatment costs in Virginia cover the choices and the price drivers.

3. A repair assessment. Treatment stops the insects; it does not rebuild the wood. A contractor, and for anything that carries load an engineer, decides what must be replaced or sistered. Virginia's contractor law licenses construction, removal, repair and improvement work by contract value. Class C contractors perform or manage construction, removal, repair, or improvements when the total value of a single contract or project is over $1,000 but less than $30,000, with higher classes above that.^[4] Check the licence before you sign, and do not let the same company that sells the treatment be your only voice on how much repair is needed. Get the repair scope in writing and separate from the treatment.

4. Re-inspection. After treatment and repairs, ask the pest control company for the follow-up it offers and what it will certify in writing, especially if a sale or loan is waiting on it.

If you are buying the house

The report is leverage, and the timing matters. Virginia's residential property disclosure form states that the owner makes no representations or warranties about the property's condition, and that buyers are advised to do whatever due diligence they consider necessary, including a home inspection, before settlement.^[5] A finding during your inspection period lets you ask the seller to treat, to repair, to credit you at closing, or to reprice. Your agent or attorney can tell you which of those your contract allows and by what date.

If the loan is a VA loan, VA conditions its notice of value on a wood-destroying pest inspection report for certain properties, and repairs that report identifies under VA's minimum property requirements must be completed prior to guaranty.^[6] The same VA circular says veterans are encouraged to negotiate the cost of the inspection and repairs with the seller.^[6] Other lenders have their own rules, so ask yours what it requires before you agree to a repair plan.

If you own the house

Take the findings seriously and schedule treatment without letting the report sit. Schedule treatment promptly, get two or three written proposals, and keep everything: the report, the proposals, photos and invoices. They help at resale.

If a company previously treated the home, check whether a service agreement is still in force. Under a typical agreement the company will return and retreat the affected areas at no additional charge as long as the annual renewal is kept up.^[1] The same source says some companies will also repair damage that occurs after their treatment, although dating when damage started is hard to do.^[1] Read the contract to see which applies to you. Most reputable firms will not warrant spot treatments,^[1] so a limited treatment may come with little or no protection afterward.

Then fix what drew the termites in. Fix leaks immediately and do not pile or store firewood or wood debris next to the house,^[2] and keep soil moisture down at the foundation. See how to make a house less attractive to termites.

When to call a licensed pro

For all of it. Do not spray termiticide on suspect wood or soil yourself. The EPA warns that if a treatment is conducted improperly it can contaminate the home and surrounding drinking water wells and will not protect against termites.^[2] Do not cut out damaged framing on your own either; sills, joists and posts carry the house.

Hire a licensed pest control business for treatment and a licensed contractor for repairs, and get both scopes in writing. Browse inspection services, read more inspection answers, or see how much a termite inspection costs in Virginia if you want a second opinion. When you are ready, describe the termite job on Loclis so licensed local businesses can quote it in writing.