termite question: who can assess structural damage ?

[Anonymous]

Hello we are under contract for a home and everything is getting complicated and somewhat hostile with the sellers. We waived contingencies but had an information inspection that revealed standing water, mold in the crawl space and we will need to put in a drain and waterproofing system there and in basement. However, sellers would not allow us a second inspection to assess the cost of that (general inspector said we needed to consult with specialist for accurate scope of work and price). We tried to walk then in exchange for EMD, but no go and seller is threatening to sue us.

We do have a termite inspection clause in our contract that is separate (and maybe law in VA) in which seller has to treat if termites or found or repair damage done by termites whether in past or present. If seller refuses, then we can cancel contract.

The termite inspection showed evidence of prior infestation (no live termites) and noted visible damage in one area (a wood carport) and noted that other areas, including in crawl space and basement, were not fully accessible and they can only report damage they can easily see.

Report also states "this is not a structural damage report" (although it did not water damage to subfloor). Report also showed a drilling pattern around the foundation of the house, suggesting at one point they did treat for termites (they drill holes and fill with a pesticide) around the foundaiton. The report concluded that no evidence of new infestation was shown and thus no treatment needed but did not really touch on whether there was extant, unrepaired damage from the prior infestation.

We know already we are not going to get a straight answer from the sellers about anything. my questions; who would be able to assess termite and structural damage caused by termites, esp in and around foundation? Is that a structural engineer or a pest management company? I think the latter will not make any representation about structural damage.

We are going to talk with our agent, but at this point do not feel they have our interests at heart (and seller and buyers agents both with same brokerage, although different offices). We are consulting with a real estate lawyer about the best way to proceed in this case according to our contract. We are basically at the point where we would walk away if we had a contractual ability to do so, but we at least do not want to be on the hook for damage remediation.

any advice? If you had a house with evidence of prior infestation, what would you ask for/look for and who would you use?

[Anonymous]

I do not have an answer to your termite question but….is the house part of an HOA?

[Anonymous]

It’s a crawl space. I say $200 to $3,500.

My crawl space was flooded to roof, wet insulation on top and needed to install sump pump and Replace part of sewer line in crawls space and that was $3,500.

Cheaper as everything is out in open. I mold sprayed and cleaned my self and put up new insulation my self
$500 and plumber to fix actual problem with sump pump and new section of sewer line $3,000

[Anonymous]

Every older house has those drill holes where they put poison in. That is a good sign. How old is this house?

Crawl spaces are like this so I see buyers point and your point at same time.

[Anonymous]

It’s a crawl space. I say $200 to $3,500.

My crawl space was flooded to roof, wet insulation on top and needed to install sump pump and Replace part of sewer line in crawls space and that was $3,500.

Cheaper as everything is out in open. I mold sprayed and cleaned my self and put up new insulation my self
$500 and plumber to fix actual problem with sump pump and new section of sewer line $3,000

unfortunately first inspector said we would need to install two fairly long exterior perimeter drains as well as install sump pump, remediate mold, etc, AND, because the area that is the issue is directly under the deck we will likely need to remove and replace the deck.

But my question is about assessing whether there has been termite related damage to the foundation--who is best to do this, pest company or foundation/structural expert?

[Anonymous]

also to answer other questions no HOA and home is 50 years old.

[Anonymous]

Crawl spaces on older houses almost always have mold. I don't see the issue.

[Anonymous]

Anonymous wrote:

It’s a crawl space. I say $200 to $3,500.

My crawl space was flooded to roof, wet insulation on top and needed to install sump pump and Replace part of sewer line in crawls space and that was $3,500.

Cheaper as everything is out in open. I mold sprayed and cleaned my self and put up new insulation my self
$500 and plumber to fix actual problem with sump pump and new section of sewer line $3,000

unfortunately first inspector said we would need to install two fairly long exterior perimeter drains as well as install sump pump, remediate mold, etc, AND, because the area that is the issue is directly under the deck we will likely need to remove and replace the deck.

But my question is about assessing whether there has been termite related damage to the foundation--who is best to do this, pest company or foundation/structural expert?

A crawl space and a foundation is concrete. So no it would not have termite damage.

Is this a split? One with one level slightly below ground and a concrete slab with a crawl space slightly lower on other half?

If so the wood in crawl space is exposed around the top. Just look at it. Most likely water rot from humidity.

Crawl spaces in Warner climates are humid and if course no AC so hot in summer and often poorly ventilated. So yes they can get mold.

Termites like damp wood. My crawl space after I fixed leak I ran a commercial humidifier I rented for one week, dried it out, mold spray and scrubbed and replaced insulation. I put humidifier in crawl space the type you attach garden hose to and ran it in August or July when hit.

No humidity and no wet wood no termites or mold. In winter all fine and most summers fine.

Don’t buy a house a crawl space. I had one 18 years and sewer back ups, flood, mold, crickets, ocassional mice all normal. I also extended gutter drains away from house.

I am not buying deck thing unless boards to close together and pitched towards house not an issue.

[Anonymous]

No one is answering OP’s question. I’d start with a structural engineer. If they won’t do it, you may end up with a builder. Is there a termite bond? If so, the damage should have been repaired by the termite company, but they have an obvious incentive to cheap out. I know someone who got into a dispute with the holder of their termite bond over repairs, and I believe he got an estimate from a builder and documented the extent of the damage.

Definitely talk to a lawyer. If you need to be able to access the crawl space to confirm that all termite damage has been repaired, and they won’t let you do that, you might have an out. Particularly if you’ve already found unrepaired damage. Still sounds messy, though.

[Anonymous]

Anonymous wrote:No one is answering OP’s question. I’d start with a structural engineer. If they won’t do it, you may end up with a builder. Is there a termite bond? If so, the damage should have been repaired by the termite company, but they have an obvious incentive to cheap out. I know someone who got into a dispute with the holder of their termite bond over repairs, and I believe he got an estimate from a builder and documented the extent of the damage.

Definitely talk to a lawyer. If you need to be able to access the crawl space to confirm that all termite damage has been repaired, and they won’t let you do that, you might have an out. Particularly if you’ve already found unrepaired damage. Still sounds messy, though.

Sounds like buyer wants to back out. She bought as is and there are zero termites. So of course seller is not happy.

[Anonymous]

I feel this thread is just someone who signed a contract with no contingencies and now just wants to weasel out.

[Anonymous]

Anonymous wrote:I feel this thread is just someone who signed a contract with no contingencies and now just wants to weasel out.

This. Just about every house in dc has had termites, and wet basement issues at some point or another. These issues aren't the end of the world. Pony up for a drain tile and a sump pump, and spray some termidor under the slab.

Sounds like OP would be better served renting.

[Anonymous]

Pretty sure that this is the poster whose husband either bullied or wheedled her into buying a house she didn’t really want in the first place.

I’m more optimistic about the house than I am about the marriage, frankly.

[Anonymous]

I think the real Pests are the buyers