[grayesun]

We've been here a little over a month, spending most time so far indoors fixing up house (when not exploring TV or playing golf).

We finally got out to do some yard clean-up last week, raking and cleaning up plant beds around house. I quickly noted a 3 foot long area along screen room in back where dirt had accumulated up against siding (about 3 inches above concrete foundation); on raking this dirt away from siding down to below concrete level discovered a termite nest (100's of insects). It seems to me a Qualified Pest Inspector should have quickly found this; on reviewing their report, it appears they have no liability in this matter; that inspection results are not guaranteed.

Anyone have comments or have experienced a similar problem. Will not mention name of inspection company at this point, but it is a local "reputable" company, recommended by our TV realtor.

[Regor]

It almost sounds like a fire ant mound. Were they white or reddish brown insects?

[k2at]

I contracted with Massey for termite inspection as they guarantee u will have no termite problem. If termites do infest ur house they will repair the damage or even replace the house if damage is that severe. This guarantee is clearly written into the contract. It cost, I believe, $125 a year for this guarantee and u must allow them to come into ur house yearly and do an inspection. I would suspect that if u do attract termites they will rid u of them for a fee. I have not had any so I cannot say what that fee might be.

[grayesun]

Small black body, with large white wings...definitely termites (specifically subterranean termite swarmer).

[downeaster]

Originally Posted by grayesun

We've been here a little over a month, spending most time so far indoors fixing up house (when not exploring TV or playing golf).

We finally got out to do some yard clean-up last week, raking and cleaning up plant beds around house. I quickly noted a 3 foot long area along screen room in back where dirt had accumulated up against siding (about 3 inches above concrete foundation); on raking this dirt away from siding down to below concrete level discovered a termite nest (100's of insects). It seems to me a Qualified Pest Inspector should have quickly found this; on reviewing their report, it appears they have no liability in this matter; that inspection results are not guaranteed.

Anyone have comments or have experienced a similar problem. Will not mention name of inspection company at this point, but it is a local "reputable" company, recommended by our TV realtor.

A basic termite "bond" usually provides for an annual inspection and if termites are found they will treat that area. It also provides for treatment during the year for termites you discover. You are at the mercy of the inspector's ability to recognize termite presence.

A "repair bond" usually provides the same plus, and this is a big plus, they promise to pay for the repair of any damage caused by termites. This plan motivates the inspector to be very thorough because if he errs it is going to cost his company big bucks.

[elevatorman]

The Masseys paperwork only mentions subterranean termites. Does this mean that other termites are not covered? Are there other termites we should be concerened about in this area?

[grayesun]

Judging by responses so far, it seems my initial post wasn't complete. Please add to my 1st post:
We had a termite inspection on 11/4/09 prior to closing on our home on 11/30/09. The inspection results stated: "No visible signs of WDO's ([wood destroying organisms] live, evidence or damage) observed."

My issue is that the trained professional inspection we paid for as a contingency to buying our home should have found in minutes, the termite nest I easily found in the pile of dirt against our homes' vinyl siding.


Thanks for all feedback.

[Fourpar]

Have you asked the Termite Inspection Company about this? If not, that's probably the place to start.
If they don't step up, call a another and find out what kind of $ it will take for you to be "Termite-Free". Then, depending on the dollar amount, try again---or treat the property, purchase annual bond and move on.

[grayesun]

Originally Posted by Fourpar

Have you asked the Termite Inspection Company about this? If not, that's probably the place to start.
If they don't step up, call a another and find out what kind of $ it will take for you to be "Termite-Free". Then, depending on the dollar amount, try again---or treat the property, purchase annual bond and move on.

Yes, I called the inspection company and was shocked to be told that the pre-closing pest inspection was really only a formality, a sheet of paper required by the bank...not really a binding inspection at all...not a document the inspecting company stood behind in any way whatsoever. Sort of not worth the paper it was printed on. I was further informed that I could get a real inspection (with dogs sniffing the premises) for the bargain price of $150...if they didn't find any problems. If problems were found...well you know what happens next...ka-ching - ka-ching.
Alas, as stated above, I've already found the problems, yes those "pesty" termite problems the prior bogus "non-inspection" didn't discover. If I sound a little perturbed at all this, I am, feeling a bit flim-flammed, wondering also if the bank knows they're putting out loans on property that really isn't properly pest inspected? Annoyed also knowing full well I'd have paid the $150 up front for the real pest inspection I expected instead of the $55 for the sham inspection, that is likely deceiving more dupes than just me.
Yes, I'll fork out what's necessary to mitigate the termite problem but it won't be with Dean's.

[villages07]

Have you spoken with the prior owners? Maybe, just maybe, they had an annual termite protection contract that is technically still in effect since you haven't been there very long. Not sure if it would be 'transferable' to you but worth checking and asking.

There was a member on TOTV from Dean's who used to be very informative and reasonable in his posts...haven't heard from him lately. I would like to hear his take on this matter.

Lastly, and this is probably hard to prove...but, did the prior owners know they had termites? Any history of termite detection/treatment for the home?

I can understand your feeling of being flim-flammed... it's aggravating to buy a home in good faith and uncover such a bothersome problem so soon. Good luck to you.

[Pturner]

If you can, find out what company the previous owner used for termite treatment. When we bought our house in October, the termite company that the previous owners used (Superior) told us the contract on our house was paid through February 2010. They transferred remaining coverage to us.

If the previous owners did know of an infestation, they would have been legally obliged to disclose it to you prior to closing. If you find out what company was treating the house, I would ask the company about any prior infestation.

I wish you the best of luck in dealing with this. Hope the rest of your experiences at TV are all good.

[Freeda]

Here's what I would do. I would, right away, take photos from all angles to document all of the visible damage and to demonstrate how the area appeared that lead to your first discovering the problem (and, since dates sometime become critical, it would be smart to position the headline area of a newpaper page so that it can be seen in the photo, to help document when the photo was taken; it's not proof positive but, at least, it gives you a point of reference; and, of course, keep the newspaper page in a safe place with your other documents related to this); and, as others have pointed out, check first and see if there was/is an existing termite protection contract on the house, entered into by the prior owner, that you can exercise in your favor; if so, problem solved. (And if the prior owner had a contract, get a copy no matter what you are told about it, so that you - or an attorney - can determine for yourself whether the contact extends to you as a new owner).

If there is not a termite protection contract you can rely on, then I would get a couple of estimates on the cost of the extermination and repairs, and, depending on how substantial that cost is (ie, whether it seems like enough money to follow through on the steps described below), I would tell all parties - including the company who did your termite inspection, your lender, the real estate agent(s) for you and for the seller, and the sellers - so that they can all be on notice and have opportunity to talk it over among themselves - that I intend to have a local attorney look at the termite inspection document and any other documents that may be relevant, such as any documents/contract between you and your own agent if you had one, documents provided during the purchase negotiations, closing documents, etc. Then, if no one offers to take any responsibility, I would follow through on getting a legal opinion, just so you can know for sure if you have any recourse. Don't just accept as a given the termite inspection company's self-serving 'opinion' that they do not have any responsibility.

[grayesun]

I've not contacted the prior owners, the gentleman is terminally ill; so I'd like to avoid this if possible. The home inspector (not pest inspector from Dean's) did find a receipt (in the attic) from the last pest inspection done in August 2000. Knowing the last inspection had been done over 9 nine years ago, we were relying heavily on the pre-closing inspection to verify the home had no termite/pest problems.
The $150 real inspection quoted by Dean's on 1/4/10 was based on the fact we had a record of an inspection from 8/2000.

We'll move forward to determine extent of infestation/damage and act accordingly based on findings; hopefully avoiding legal conflicts.

Finally, a note to potential buyers & friends of buyers of pre-owned homes - don't settle for the cursory bank required ($55) pest inspection; pay the extra $$$ and get a real binding inspection before you buy.

[elevatorman]

I would think the bank would want to hear your story. After all they are loaning money with the house as security. If the house is damaged maybe they were defrauded.

[Pturner]

Originally Posted by Freeda

Here's what I would do. I would, right away, take photos from all angles to document all of the visible damage and to demonstrate how the area appeared that lead to your first discovering the problem (and, since dates sometime become critical, it would be smart to position the headline area of a newpaper page so that it can be seen in the photo, to help document when the photo was taken; it's not proof positive but, at least, it gives you a point of reference; and, of course, keep the newspaper page in a safe place with your other documents related to this); and, as others have pointed out, check first and see if there was/is an existing termite protection contract on the house, entered into by the prior owner, that you can exercise in your favor; if so, problem solved. (And if the prior owner had a contract, get a copy no matter what you are told about it, so that you - or an attorney - can determine for yourself whether the contact extends to you as a new owner).

If there is not a termite protection contract you can rely on, then I would get a couple of estimates on the cost of the extermination and repairs, and, depending on how substantial that cost is (ie, whether it seems like enough money to follow through on the steps described below), I would tell all parties - including the company who did your termite inspection, your lender, the real estate agent(s) for you and for the seller, and the sellers - so that they can all be on notice and have opportunity to talk it over among themselves - that I intend to have a local attorney look at the termite inspection document and any other documents that may be relevant, such as any documents/contract between you and your own agent if you had one, documents provided during the purchase negotiations, closing documents, etc. Then, if no one offers to take any responsibility, I would follow through on getting a legal opinion, just so you can know for sure if you have any recourse. Don't just accept as a given the termite inspection company's self-serving 'opinion' that they do not have any responsibility.

Excellent advice, Freeda!