Can I tent a house to kill termite and not fix the repairs?

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Can I tent a house to kill termite and not fix the repairs?

Dan Marl
Member since 2021 · 117 posts · 36 votes

Hello everyone.

I just bought a house and plan to do minor repairs before I will rent it out. The problem is that there are termite damages around the house (the fascia, soffit).

I don't have the money now to fix the wood but I plan to tent the house to kill all the termites. Is that a good idea? Tent the house not and fix the damage later? Or do I have to fix the damage and tent the house immediately? The house is in Southern California. 

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Jake Wiley
Investor · Charleston, SC · Member since 2022 · 234 posts · 198 votes
4y

@Dan Marl - Did you get an inspection?   Do you have any concept of how extensive the damage really is?   Do you know what kind of termites they are?  Is it localized to just one area, or is it spread out all over?   

Fascia and soffit damage isn't a real concern unless it's letting water or pests in, but the real concern is how much damage they've done behind the walls and areas you can't see.   If they crawled their way up from the ground, they've had a lot of wood to eat up on the way up to the soffits.    If they are all over, it's not a localized problem that you'll be lucky to catch with the tenting.   

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  • Jake Wiley
    Investor · Charleston, SC · Member since 2022 · 234 posts · 198 votes
    4y

    @Dan Marl - Did you get an inspection?   Do you have any concept of how extensive the damage really is?   Do you know what kind of termites they are?  Is it localized to just one area, or is it spread out all over?   

    Fascia and soffit damage isn't a real concern unless it's letting water or pests in, but the real concern is how much damage they've done behind the walls and areas you can't see.   If they crawled their way up from the ground, they've had a lot of wood to eat up on the way up to the soffits.    If they are all over, it's not a localized problem that you'll be lucky to catch with the tenting.   

    3Reply
  • Peter MckernanBusiness Member
    Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
    4y
    Quote from @Dan Marl:

    Hello everyone.

    I just bought a house and plan to do minor repairs before I will rent it out. The problem is that there are termite damages around the house (the fascia, soffit).

    I don't have the money now to fix the wood but I plan to tent the house to kill all the termites. Is that a good idea? Tent the house not and fix the damage later? Or do I have to fix the damage and tent the house immediately? The house is in Southern California. 

    I would go off what the report states, if it calls for the wood work (get a quote from a handyman/contractor) the prices are a lot cheaper for that stuff. The tenting the house questions, yes you can really do anything you want to do with the place since you own it, I would say only have the termite company do the tent and localized treatment and have a handyman do the rest (or if you are handy you can do it).  I had a client get quoted to do two pieces of wood and it was $875.00 for the company to do it, the owner did it for $75.00 materials and spent two hours doing it. 
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  • Derrick Brigham
    Flipper/Rehabber · Minerva, OH · Member since 2022 · 5 posts · 3 votes
    4y

    First off, termites  can do massive damage. Get a pest control company in right away and kill them. Second they have probably done more damage than what you can see. Bottom line is take action right now as delaying this process will cost more money the longer you wait.

    I hope the damage is minimal and good luck!

    2Reply
  • Shelby LeBlanc
    Flipper/Rehabber · Houston, TX · Member since 2020 · 88 posts · 59 votes
    4y

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.

    2Reply
  • Will BarnardPro Member
    Moderator
    Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
    4y
    Quote from @Shelby LeBlanc:

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.


     This is not accurate. A full tent fumigation WILL kill everything in the structure. As to fixing the facia, that is easy, don’t hire the termite company for that, most job that out and mark it up a lot. Bondo patch and paint or cut out and replace will not cost you much at all. Then paint over the patch or new wood.

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    2Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    4y

    There is basically two parts to this problem, remediation and restoration. Remediation stops the damage from continuing and restoration restores the property back to pre-damage condition. The proper way to fix any problem is doing both. @Will Barnard gave a couple good tips for inexpensive repair. Even what appears to be cosmetic problems should be corrected to prevent intrusion from water or pests.

    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Jake Wiley:

    @Dan Marl - Did you get an inspection?   Do you have any concept of how extensive the damage really is?   Do you know what kind of termites they are?  Is it localized to just one area, or is it spread out all over?   

    Fascia and soffit damage isn't a real concern unless it's letting water or pests in, but the real concern is how much damage they've done behind the walls and areas you can't see.   If they crawled their way up from the ground, they've had a lot of wood to eat up on the way up to the soffits.    If they are all over, it's not a localized problem that you'll be lucky to catch with the tenting.   

    Yes, I did get a termite inspection report and it stated it has dry wood termites. The diagram shows it's spread all 4 sides, outside of the house. The damage is on the fascia, soffit and doorsill. 
    0Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Peter Mckernan:
    Quote from @Dan Marl:

    Hello everyone.

    I just bought a house and plan to do minor repairs before I will rent it out. The problem is that there are termite damages around the house (the fascia, soffit).

    I don't have the money now to fix the wood but I plan to tent the house to kill all the termites. Is that a good idea? Tent the house not and fix the damage later? Or do I have to fix the damage and tent the house immediately? The house is in Southern California. 

    I would go off what the report states, if it calls for the wood work (get a quote from a handyman/contractor) the prices are a lot cheaper for that stuff. The tenting the house questions, yes you can really do anything you want to do with the place since you own it, I would say only have the termite company do the tent and localized treatment and have a handyman do the rest (or if you are handy you can do it).  I had a client get quoted to do two pieces of wood and it was $875.00 for the company to do it, the owner did it for $75.00 materials and spent two hours doing it. 

    Good advice on hiring a handyman/contractor as the termite company wanted $4100 on the wood repair. 


    0Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Derrick Brigham:

    First off, termites  can do massive damage. Get a pest control company in right away and kill them. Second they have probably done more damage than what you can see. Bottom line is take action right now as delaying this process will cost more money the longer you wait.

    I hope the damage is minimal and good luck!

    You are right, getting rid of the termite immediately is important. I can always repair the damage later. 
    0Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Shelby LeBlanc:

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.


    Hi Shelby. According to the termite report, the termites are drywood termites and not subterranean termites. Do you think would still need to buy the bait system? 
    0Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Will Barnard:
    Quote from @Shelby LeBlanc:

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.


     This is not accurate. A full tent fumigation WILL kill everything in the structure. As to fixing the facia, that is easy, don’t hire the termite company for that, most job that out and mark it up a lot. Bondo patch and paint or cut out and replace will not cost you much at all. Then paint over the patch or new wood.

    Great idea with the bondo patch. Is the bondo made for outdoors that is exposed to the weather? 
    0Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Joe Splitrock:

    There is basically two parts to this problem, remediation and restoration. Remediation stops the damage from continuing and restoration restores the property back to pre-damage condition. The proper way to fix any problem is doing both. @Will Barnard gave a couple good tips for inexpensive repair. Even what appears to be cosmetic problems should be corrected to prevent intrusion from water or pests.


    Good advice, Joe. It's better to fix the problem now than to let it get worse. 
    0Reply
  • Will BarnardPro Member
    Moderator
    Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
    4y
    Quote from @Dan Marl:
    Quote from @Will Barnard:
    Quote from @Shelby LeBlanc:

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.


     This is not accurate. A full tent fumigation WILL kill everything in the structure. As to fixing the facia, that is easy, don’t hire the termite company for that, most job that out and mark it up a lot. Bondo patch and paint or cut out and replace will not cost you much at all. Then paint over the patch or new wood.

    Great idea with the bondo patch. Is the bondo made for outdoors that is exposed to the weather? 

     Yes, it is and we use it all the time for small patches in eaves and facia, then prime and paint with 2 coats.

    Podcast Guest on Show #130
    1Reply
  • Will BarnardPro Member
    Moderator
    Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
    4y
    Quote from @Dan Marl:
    Quote from @Shelby LeBlanc:

    @Dan Marl I don’t think a tent will kill them as they are in the wood. What I did for a house was to get the baits and place them in the ground around the perimeter of the house. It attracts them to it and they die. Replace the baits as they are eaten. I buy the whole treatment system from Home Depot. Also, get any soul off of the foundation. This is where they enter.


    Hi Shelby. According to the termite report, the termites are drywood termites and not subterranean termites. Do you think would still need to buy the bait system? 
    No, a bait system will do nothing for your drywood termites in the facia. If the report allows for spot treatment, you can just pay for the spot treatment and not tent the house so long as the infestation does NOT extend into inaccessible areas. Confirm with termite company (however, they typically will sell the full tent more often than not as they make more money).
    Podcast Guest on Show #130
    0Reply
  • Chad McMahan
    Residential Real Estate Broker · Sedona, AZ · Member since 2017 · 754 posts · 504 votes
    4y
    Quote from @Dan Marl:

    Hello everyone.

    I just bought a house and plan to do minor repairs before I will rent it out. The problem is that there are termite damages around the house (the fascia, soffit).

    I don't have the money now to fix the wood but I plan to tent the house to kill all the termites. Is that a good idea? Tent the house not and fix the damage later? Or do I have to fix the damage and tent the house immediately? The house is in Southern California. 

    Hi Dan.
    We have a lot of termites in AZ. I know CA and AZ are very different, but out here it's normal to "spot treat" which is MUCH cheaper. *If* that's an option for you, with the money you save you can repair the wood, etc. It's worth at least asking about.

    That being said, nobody will require that you repair the wood upfront. I'd focus on what will generate the most rent and tenant satisfaction.
    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Chad McMahan:
    Quote from @Dan Marl:

    Hello everyone.

    I just bought a house and plan to do minor repairs before I will rent it out. The problem is that there are termite damages around the house (the fascia, soffit).

    I don't have the money now to fix the wood but I plan to tent the house to kill all the termites. Is that a good idea? Tent the house not and fix the damage later? Or do I have to fix the damage and tent the house immediately? The house is in Southern California. 

    Hi Dan.
    We have a lot of termites in AZ. I know CA and AZ are very different, but out here it's normal to "spot treat" which is MUCH cheaper. *If* that's an option for you, with the money you save you can repair the wood, etc. It's worth at least asking about.

    That being said, nobody will require that you repair the wood upfront. I'd focus on what will generate the most rent and tenant satisfaction.
    Hello Chad,

    The inspector saw termite damage and stated in the report "Evidence of dry-wood termite infestations at the fascia, beams, post, door jamb, garage roof, rafter tail as indicated on the diagram"

    From the diagram attached, there are two areas on the house that has termite damage (top right and bottom right). For the garage, there was some termite damage (left square indicated by 2A). They recommend tenting the house for 2,000. 

    I am not sure what to do. To tent the house or just do the "spot treat". They did not give a quote for spot treatment. I understand they recommend tenting as they make more profit that way. 

    Thank you for your wise advice! 



    0Reply
  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    4y

    Step 1 is to stop the termite infestation. With dry wood termites, tenting is a common remedy. Some companies have thermal imaging equipment that can locate the nests in the walls. So localized treatment is a possibility. This termite issue needs to be dealt with ASAP.

    As far as repairing the damage, once the termites are stopped, that can take place any time. Termites will often target baseboard trim, window trim, etc. because those woods are apparently more delectable to them... There may or may not be structural damage. If there is, it could be widespread or may be limited to just a few boards. Worry about that later, for now, stop the damage.

    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @John Teachout:

    Step 1 is to stop the termite infestation. With dry wood termites, tenting is a common remedy. Some companies have thermal imaging equipment that can locate the nests in the walls. So localized treatment is a possibility. This termite issue needs to be dealt with ASAP.

    As far as repairing the damage, once the termites are stopped, that can take place any time. Termites will often target baseboard trim, window trim, etc. because those woods are apparently more delectable to them... There may or may not be structural damage. If there is, it could be widespread or may be limited to just a few boards. Worry about that later, for now, stop the damage.


    The quoted the spot treatment would cost $800. I am leaning on paying 2k for tenting for ease of mind. Thank you!
    1Reply
  • Mark F.Pro Member
    Rental Property Investor · Elgin, IL · Member since 2016 · 326 posts · 270 votes
    4y

    The quoted the spot treatment would cost $800. I am leaning on paying 2k for tenting for ease of mind. Thank you!
    I agree - for the insignificant of a cost just get the whole thing done and know that they are taken care of once and for all!
    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    4y
    Quote from @Mark F.:

    The quoted the spot treatment would cost $800. I am leaning on paying 2k for tenting for ease of mind. Thank you!
    I agree - for the insignificant of a cost just get the whole thing done and know that they are taken care of once and for all!

     Yes, I agree and I am getting the place tent in a few days. 

    1Reply
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