Buying or selling a house is a chain of deadlines and decisions, many of them tied to inspections. Termites have a special place in that process because the damage they cause can be expensive to fix and hard to see until it becomes severe. A termite inspection helps both sides understand risk and repair needs before money changes hands. It is not a formality. It is a specialized evaluation that blends building knowledge with entomology, and when done well it can save tens of thousands of dollars and months of headaches.
This guide explains what actually happens during a real estate termite inspection, how to read the results, and how to navigate the repair, treatment, and negotiation decisions that often follow. Along the way, you will see the differences between common species, the areas where inspectors focus, and the kinds of findings that change the math on a deal.
Why lenders, buyers, and sellers care
If you are using a VA loan, a termite inspection and a clean bill of health (or completed treatment) may be a prerequisite for closing. Conventional lenders vary, but in many markets with known termite pressure, an inspection is customary even if not required. Buyers want it for obvious reasons. Sellers sometimes resist at first, then realize that a termite report, especially one that shows treatment and repairs, makes the listing easier to defend and helps keep the deal on schedule.
Termite risk is highly local. In the southeastern United States, subterranean termites are common and swarm in spring. In parts of California, you see more drywood termite activity and occasional dampwood termites along the coast or in very wet structures. In the Northeast and Upper Midwest, termites exist but widespread infestation is less common, and inspections often shift focus to carpenter ants and wood-decay fungi. A good inspector calibrates expectations based on climate, soil, construction type, and age.
What a termite inspection covers
Despite the name, a real estate termite inspection is usually a wood-destroying organism (WDO) inspection. It looks for termites, but also for beetles that bore into wood, carpenter ants, and sometimes fungi related to moisture intrusion. The scope is non-invasive. Inspectors are not opening walls unless there is accessible paneling or obvious damage, and they are not lifting the roof or removing cladding. They are looking at exposed and readily accessible areas, probing where allowed and safe.
Expect the inspection to include the exterior perimeter, foundation, steps, porches, decks, and any attached structures. Inside, the focus falls on the lowest level first: crawlspaces, basements, sill plates, support posts, joists, and subflooring. Then garages, utility rooms, and areas with plumbing, since leaks create the high moisture termites love. Attics come next, particularly for drywood termites, which may infest rafters and roof sheathing. Finished living areas get a walk-through, with attention to baseboards, window sills, door jambs, and any areas where past moisture has been repaired.
Time varies with size and access. A 1,800 square foot single-story slab-on-grade house with open attic access and no crawlspace may take 45 minutes. A two-story, 3,000 square foot home with a tight crawlspace, deck skirting, and a cluttered garage can take 90 minutes or longer. If the property includes detached structures like sheds or a guest house, add time.
What the inspector actually does
Most inspectors carry a flashlight, a probing tool such as an awl or screwdriver, a mirror, and a moisture meter. Some bring a thermal camera to spot moisture gradients that could signal leaks and conducive conditions. They will look for mud tubes, frass, wood that sounds hollow when tapped, blistered paint, and wings from swarms caught in cobwebs or on window sills.
Subterranean termites leave the most visible calling card: pencil-thin mud tubes that run up foundation walls, piers, or along plumbing and behind baseboards. These tubes protect termites from light and air while they commute between soil and food. Drywood termites work entirely within wood and do not need soil contact, which means you are more likely to see frass, the small pellet-like droppings they push out of tiny kick-out holes. The pellets resemble ridged seeds and can collect in neat piles that look like coarse sand.
If moisture readings spike near a sill plate or beneath a bathroom, the inspector may probe gently. Termite-damaged wood gives way easily, often with a characteristic sub-surface honeycomb pattern while the surface skin looks intact. An experienced inspector can distinguish between termite galleries and the wider, smoother voids created by carpenter ants or the powdery residue of powderpost beetles.
Where access is limited, inspectors note the limitation and move on. Crawlspaces with inadequate clearance or blocked by stored items cannot be fully inspected. Attic spaces without decking or with low pitch may be only partially accessible. These limitations matter later, and the report should spell them out so that no one assumes a guarantee where none exists.
The report: how to read it without missing the subtext
Real estate termite reports use standardized language because they often inform legal negotiations. Expect three categories: evidence of active infestation, evidence of prior activity or damage, and conducive conditions. Many reports also include diagrams that mark the areas inspected and note the location of findings.
Active infestation means current termite presence. For subterranean termites, this might be live insects found in a tube, a tube that looks fresh and moist, or damage that contains live workers or soldiers. For drywood termites, active status often relies on finding live insects, fresh frass with uniform color, or pellets appearing over time in the same spot. Active infestation usually triggers treatment recommendations immediately.
Prior activity signals old damage or previous treatment. You might see mud tubes that are dry and brittle, old drill holes in slabs or sidewalks from past soil treatments, or repaired wood with pre-treatment drill holes. A house can be free of active termites but still show scars. This is common in older homes in termite-heavy regions and not necessarily a deal breaker.
Conducive conditions are the risk multipliers. Wood-to-ground contact at deck posts, cellulose debris in a crawlspace, poor drainage that keeps the soil damp against the foundation, firewood stacked against the house, or trees and shrubs touching siding all fall into this bucket. A moisture reading above 20 percent in structural wood also raises eyebrows. Correcting conducive conditions lowers risk and sometimes is required before or after treatment. It is also where the least expensive fixes live.
Pay attention to the scope and limitations page. If a locked crawlspace hatch prevented inspection, the report should say so. If a bathroom had a vanity against a wall with suspected damage but could not be probed without damage, that should be noted. These gaps often become negotiation points. The buyer might request access and a re-inspection, or escrow funds for potential hidden damage.
Treatment options explained without sales fluff
Treatment depends on species, the construction of the house, and the severity and location of the infestation. Subterranean termites live in soil and require moisture. Soil treatments that establish a continuous chemical barrier around the foundation are the standard approach, either with liquid termiticides or bait systems. Drywood termites nest in the wood itself, so local treatments or whole-structure fumigation are the primary methods.
Liquid termiticides create a treated zone. Modern non-repellent products allow termites to pass through and transfer the active ingredient to nestmates. The work involves trenching along the foundation, rodding under slabs, and drilling at expansion joints or through abutting concrete such as porches and garage slabs to reach the soil. For a typical house, cost ranges from a few thousand dollars to more when there is extensive concrete drilling. Warranties often last one to three years, sometimes longer for a fee, and include re-treatments if activity recurs.
Bait systems use monitoring stations placed in the soil around the structure. The installer checks stations periodically, replacing monitors with bait when termites are detected. The bait interrupts termite growth and can suppress the colony over time. These systems shine when drilling is impractical or when a non-invasive approach is preferred, but they require ongoing service visits and patience. They also create a predictable maintenance rhythm, which some homeowners like.
Drywood termites respond well to localized treatments when the infestation is limited. This might be a spot treatment with a borate or an injected foam or dust into galleries. The trick is access. If the infestation is hidden in inaccessible framing or scattered across the house, whole-structure fumigation becomes the most reliable method. Fumigation requires tenting the home and vacating for a few days. It leaves no residual protection, so it solves the existing problem but does not prevent reinfestation. In high-pressure areas, preventive borate treatments during renovations or diligent sealing of attic vents and gaps help reduce risk.
Integrated strategies are common. In a single transaction, I have seen a house get a soil barrier for subterraneans, localized drywood spot treatments in the attic, and corrections of conducive conditions like adding downspout extensions and cutting vegetation away from siding. A smart plan aligns the method with the biology and the building.
What sellers should handle before listing
A pre-listing termite inspection is a small expense that often pays back. If there is active infestation, treating early lets you control the timeline, select your contractor, and complete repairs under your own roof rather than under a buyer’s deadline. If the report finds conducive conditions, you can fix them and present the receipts with the disclosure package. Most buyers read a clean termite report as a sign that the rest of the maintenance culture in the house is strong.
A common mistake is cosmetic covering. Replacing baseboards without addressing the leak that caused the problem invites fresh damage and suspicion. Inspectors are trained to pull the thread when paint and caulk look new in only one area. Better to fix the moisture source, repair the damage properly, and keep the documentation. Also, clear access. Move stored items away from garage walls, unlock the crawlspace, and provide attic access. When inspectors can see, reports are clearer, and deals proceed with fewer qualifiers.
What buyers should ask and verify
If you are the buyer, ask who is paying for the termite inspection and whether you can hire your preferred company. In some markets, the seller orders it, the buyer picks the general home inspector, and the two share the findings. In hotter markets, buyers often order their own WDO inspection even if a seller report exists. This is not redundant. Two inspectors can reach different conclusions based on access, tools, and experience.
Request a map of treated areas if treatment occurs before closing. With liquid treatments, the installer should mark drill points and trench lines on a diagram. This documentation matters later if you add a patio, remodel, or need warranty service. For bait systems, ask for the station map and the service schedule. If the property has a crawlspace, see whether the inspector measured moisture readings and where. Probe readings that pop above 20 percent deserve follow-up, because termites and decay fungi both thrive there.
Finally, ask about re-inspection after repairs. If the report calls out damaged wood and you negotiate a repair credit or seller-performed work, you want the termite company to verify that damage was properly removed and that no active galleries remain. This is not nitpicking, it is risk management.
Construction details that amplify or reduce termite risk
Termites do not care about décor. They care about moisture, warmth, shelter, and cellulose. Construction details control these variables more than most people realize.
Slab-on-grade homes need attention at slab edges, expansion joints, and penetrations. If siding extends below grade or the finished grade rises to within a couple of inches of the weep screed or brick ledge, you have a highway for subterraneans. Deck ledger boards attached to siding without proper flashing create chronic moisture that invites both termites and rot.
Crawlspace homes live and die by drainage and ventilation. Gutters that discharge at the foundation, downspouts without extensions, and low spots that hold water drive moisture into the crawlspace. In many regions, a simple combination of gutter maintenance, soil regrading, and a vapor barrier drops moisture readings enough to lower risk substantially. Wood debris left after construction is more than untidy. It is food in the crawlspace. Pull it out.
Masonry and steel framing reduce cellulose content, but they are not immune. Termites will travel on or through cracks in masonry to find wood components such as window bucks, furring strips, door jambs, sill plates, or roof framing. I have seen subterranean termites trail up a steel column using a mud tube, then cross into a wood beam. The failure point was not the column, it was the landscaping that kept moisture against the base plate.
Costs, warranties, and what those fine-print terms mean
An inspection fee typically runs under a few hundred dollars, sometimes waived if the same company performs treatment. Treatment costs vary with square footage, construction, species, and access. A straightforward liquid soil treatment on a 1,600 square foot home might land in the low to mid thousands. Whole-house fumigation for drywood termites on a similar home can be in the same ballpark or higher, depending on roof complexity and prep.
Warranties often create confusion. A soil treatment warranty generally covers re-treatment if live activity reappears within the warranty period. It rarely covers consequential damage repairs. Read that again. You might get more chemical applied at no cost, but replacing a damaged sill plate is still on you unless you negotiated something different. Bait system warranties are service-based. Missed service or canceled plans often void protection. With fumigation, warranties usually cover re-fumigation if post-fumigation evidence of drywood activity emerges within a short window, but again, not repairs.
Transferability is another detail that matters. Some companies allow warranty transfer to the buyer at closing for a small fee. If you are a buyer, get that in writing as part of your closing package. If you are a seller, advertising a transferable warranty is a quiet way to signal diligence.
Negotiation dynamics when termites enter the chat
Termite findings do not have to kill a deal. They do, however, require structure. Buyers generally have three levers: ask for treatment and repair before closing, request a credit toward treatment and repair after closing, or adjust the purchase price. Sellers must balance schedule, cost, and control. Depending on local custom, lenders, and contract language, you may be required to use licensed contractors for certain treatments before funds can be disbursed.
When the report finds active subterranean termites along one foundation wall with limited damage, sellers often authorize treatment and minor repair, then close as planned. If drywood termites are scattered in inaccessible rafter tails and a fumigation is recommended, timing becomes the dominant constraint. Tent scheduling, gas utility coordination, and occupant relocation require days that not every escrow can absorb. Credits become attractive, but lenders may push back if a WDO clearance is required. In those cases, interim spot treatments with a holdback in escrow until fumigation can be scheduled sometimes thread the needle.
I have seen buyers leverage a termite report to get non-termites issues addressed, like replacing damaged exterior trim or installing gutters. That can be smart, but focus helps. If you ask for too much, you risk hardening the other side. Anchor your requests in the report and in logical, documented repairs that mitigate future risk.
A realistic timeline from discovery to clearance
Picture this sequence. Day one: inspection finds active subterranean termites at the front porch columns, with mud tubes visible and slight damage at the base trim. The report flags wood-to-ground contact at the column bases and high moisture at the adjacent flower bed. Day two: the seller’s agent calls a termite company to bid treatment. Day three: proposal includes a perimeter liquid treatment, drilling across the porch slab, and localized wood repairs at the column bases. Day six: treatment happens, moisture correction plan includes redirecting irrigation and adding a gutter extension. Day eight: carpenter repairs completed. Day nine: the termite company re-inspects, issues a clearance letter noting treatment and repair, with a one-year re-treatment warranty. Day ten: documents go to the lender. Escrow proceeds.
If the finding were drywood termites in multiple attic areas with a fumigation recommended, that same timeline stretches to two or three weeks because of scheduling, gas shutoff and restart, and occupant prep. This is why selling agents in drywood-heavy markets often encourage pre-listing fumigation if there is any hint of activity. The tent goes up and down before the listing goes live, and buyers walk into a house with fresh documentation in the packet.
Edge cases that surprise people
Detached garages and sheds matter. If they are within a few feet of the main structure and heavily infested, they can reinfest the house. Ask whether the inspection included them and whether treatment plans cover them.
Condominiums and townhomes pose a different challenge. Exterior walls and foundations often fall under HOA responsibility, while interiors are the unit owner’s https://carterwinslowmail23jnwag-syetm.wordpress.com/2025/12/24/eco-friendly-pest-control-safe-options-for-families-and-pets/ domain. A termite report that finds subterranean activity at a shared foundation wall may trigger an HOA process rather than a quick seller fix. Build time for that into your expectations.
Historic homes demand a nuanced approach. Replacing original wood with new material is not always feasible, and whole-structure treatments may clash with preservation constraints. In those cases, phased work with targeted treatments and vigilant moisture control keeps the house intact without ignoring risk.
Furniture infestations from drywood termites do occur, especially in coastal regions where people move antique pieces between houses. An inspector may find pellets beneath a dresser and note suspected furniture infestation rather than structural. That can lead to a furniture-only fumigation or targeted treatment, with the house itself cleared.
Practical homeowner steps that keep termites at bay
Use this short checklist when you take possession or prepare to sell. It is the low-hanging fruit that prevents many termite headaches.
- Maintain drainage: clean gutters, extend downspouts at least 4 to 6 feet from the foundation, and regrade soil to slope away from the house. Eliminate wood-to-ground contact: use concrete footings or metal post bases for decks and fences, and keep siding and stucco at least 6 inches above soil. Reduce moisture: fix plumbing leaks quickly, ventilate crawlspaces appropriately, and consider a vapor barrier where recommended by local pros. Manage landscaping: keep plants and mulch a few inches off the foundation and away from siding, and trim branches that touch the structure. Store smart: keep firewood and lumber piles 20 feet from the house if possible and raised off the ground.
These habits are not expensive. Most cost a weekend and a couple of hardware store receipts. Over several years, they make more difference than a single treatment.
What a “clearance” really means
The term clearance gets tossed around loosely. In many regions, a clearance letter from a licensed company states that the structure shows no visible evidence of active wood-destroying organisms at the time of inspection, or that identified activity has been treated and repairs completed as specified. It is not a guarantee that termites will never return. It is a snapshot of current conditions, bounded by access limitations and the inspector’s view. Treat it as a strong data point, not a force field.
Some buyers continue with periodic termite inspections even after a clearance, especially in high-pressure areas. Annual or biannual visits make sense, and if you have a bait system or warranty plan, they are often included. If you renovate, tell your termite company. Cutting slab, adding a porch, or regrading can breach treated zones and may warrant re-application or station relocation.
The bottom line
A real estate termite inspection is part science, part building forensics, and part risk management. The best outcomes happen when everyone involved respects those pieces. Inspectors need access, time, and the ability to call out both problems and limitations. Sellers benefit from early action, clear documentation, and sensible moisture and landscape fixes. Buyers do well when they read reports closely, ask targeted questions, and align treatment with biology rather than marketing. Lenders want paperwork that ties to recognizable standards and licensed work.
If you expect a quick flashlight sweep and a rubber stamp, you will be frustrated. If you expect a measured evaluation with specific findings, photos, a few modest repair suggestions, and a plan that matches the observed species and structure, you will recognize a good inspection when you see one. And when the tent goes up two houses down in spring or you notice a small pile of sand-like pellets under a window, you will know what to do next, not because someone told you to panic, but because you understand how the pieces fit together.
Business Name: Dispatch Pest Control
Address: 9078 Greek Palace Ave, Las Vegas, NV 89178
Phone: (702) 564-7600
Website: https://dispatchpestcontrol.com
Dispatch Pest Control
Dispatch Pest Control is a local, family-owned and operated pest control company serving the Las Vegas Valley since 2003. We provide residential and commercial pest management with eco-friendly, family- and pet-safe treatment options, plus same-day service when available. Service areas include Las Vegas, Henderson, Boulder City, North Las Vegas, and nearby communities such as Summerlin, Green Valley, and Seven Hills.
9078 Greek Palace Ave , Las Vegas, NV 89178, US
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People Also Ask about Dispatch Pest Control
What is Dispatch Pest Control?
Dispatch Pest Control is a local, family-owned pest control company serving the Las Vegas Valley since 2003. They provide residential and commercial pest management, including eco-friendly, family- and pet-safe treatment options, with same-day service when available.
Where is Dispatch Pest Control located?
Dispatch Pest Control is based in Las Vegas, Nevada. Their listed address is 9078 Greek Palace Ave, Las Vegas, NV 89178 (United States). You can view their listing on Google Maps for directions and details.
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Dispatch Pest Control serves the Las Vegas Valley, including Las Vegas, Henderson, North Las Vegas, and Boulder City. They also cover nearby communities such as Summerlin, Green Valley, and Seven Hills.
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Dispatch Pest Control provides residential and commercial pest control services, including ongoing prevention and treatment options. They focus on safe, effective treatments and offer eco-friendly options for families and pets.
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Call (702) 564-7600 or visit https://dispatchpestcontrol.com/. Dispatch Pest Control is also on Facebook, Instagram, YouTube, Pinterest, and X.
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Dispatch Pest Control is open Monday through Friday from 9:00 AM to 5:00 PM. Hours may vary by appointment availability, so it’s best to call for scheduling.
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