Termite Damage during inspection

[Ryan Tongue]

Hey guys!

I'm under contract for a duplex in Muskegon, Michigan. The inspection report came back showing signs of old termite damage. I'm a new investor so I haven't dealt with this before, but I'm aware that termites can potentially be really bad. The inspector doesn't think it's serious or current, but I'd really like some further input from BP. This is what the inspector said:

"One main beam has termite damage. Also found a few floor joists with termite damage. No dust was found so it appears like this might be from past and not current. Suggest treating the areas and possibly installing sister boards to firm up the beams. The main beam also has been cut to accommodate a drain pipe. This has effected the structural integrity of the main beam. This will continue to drop over time and should be secured correctly."

[James McGovern]

Quote from @Ryan Tongue:

Hey guys!

I'm under contract for a duplex in Muskegon, Michigan. The inspection report came back showing signs of old termite damage. I'm a new investor so I haven't dealt with this before, but I'm aware that termites can potentially be really bad. The inspector doesn't think it's serious or current, but I'd really like some further input from BP. This is what the inspector said:

"One main beam has termite damage. Also found a few floor joists with termite damage. No dust was found so it appears like this might be from past and not current. Suggest treating the areas and possibly installing sister boards to firm up the beams. The main beam also has been cut to accommodate a drain pipe. This has effected the structural integrity of the main beam. This will continue to drop over time and should be secured correctly."

 If you got carpentry skills, it doesn't look like it would cost that much to repair.

[Steve Majors]

Looks serious to me, but repairable. If you don't feel up to a fairly significant repair, I'd walk. Otherwise, counter offer accounting for the cost of repairs. Get 2 or more estimates to treat it, and to sister the damaged boards/beams and/or replace them. Ask for an extension on the due dilligence period if necessary. 

[Ryan Tongue]

Quote from @Steve Majors:

Looks serious to me, but repairable. If you don't feel up to a fairly significant repair, I'd walk. Otherwise, counter offer accounting for the cost of repairs. Get 2 or more estimates to treat it, and to sister the damaged boards/beams and/or replace them. Ask for an extension on the due dilligence period if necessary. 

 Thanks, Steve

I'm more concerned about the possibility of active termites than the cost to repair existing damage. I have an inspection scheduled for tomorrow for the termites, but he said without tearing back walls it's tough to know whether they're active or not. 

I plan on installing some form of termite protection after purchasing anyway, but is there anyway to make sure I'm not buying a house with a full blown infestation that could become a bigger issue?

[Drew Sygit]

@Ryan Tongue have heard of termites in Michgan before, but have never SEEN termites in Michigan.

Winter usually kills them.

The biggest challenge with this issue is doing it properly. 

Look up sistering requirements - to do it correctly you should span two support areas at the end of the repair area. You CAN sister an area with no support, but it is not as effective.

The main beam is more important as it's supporting the floor joists. You could sister it and/or dig & pour 24" deep concrete pads in the floor to support additional jackposts. 

The pain is removing all HVAC, plumbing & electrical so you can sister or replace a beam or joist and then put them all back in.

[James McGovern]

 Thanks, Steve

I'm more concerned about the possibility of active termites than the cost to repair existing damage. I have an inspection scheduled for tomorrow for the termites, but he said without tearing back walls it's tough to know whether they're active or not. 

I plan on installing some form of termite protection after purchasing anyway, but is there anyway to make sure I'm not buying a house with a full blown infestation that could become a bigger issue?

Fixing termite damage may require you to remove drywall and fix the studs. Not that big of a deal if you can tell how widespread the challenge is.

[Steve Majors]

That's a great point - how to determine if they impacted the studs, and could still be active. I do not have a suggestion. Good luck. I'd probably walk, but that's just me.

[Russell Brazil]

Every problem has a solution. Just attach a dollar amount to the problem, and negotiate it. 

[Bruce Woodruff]

Depends how much you like the house otherwise. But I'd just spot-treat with Orange Oil and sister up the beam with lag screws...

[Rachel Kokosenski]

Yes, we do have termites here in Michigan! 

I think having an actual termite inspector evaluate the problem is your best option. The company should provide some sort of warranty on work that they do to remediate the issue. You may be able to do the repairs yourself, but I'd encourage you to get the professional pest company to guarantee their work on stopping the termite issue.

And, as others have said, depending on what the inspector finds, you can try to renegotiate with the Seller, ask for a credit, or choose to walk away from the deal. Just remember to follow your inspection deadlines so you can get your EMD back if you end up terminating the deal!