Inspector found evidence of termite damage in the crawl space. Some of the floor joists have what he called 'mud tubes' and theres visible damage to a couple of the support beams. He said it looks like its been there a while but couldnt say if the termites are still active without a pest inspection. Were supposed to close in 3 weeks. Should we walk away from this or is termite damage something that can be fixed? The house is a 1987 ranch and we love literally everything else about it. Feeling sick about this.
6 Comments
Don't panic yet. Get a licensed pest inspector out there asap. They'll determine if the infestation is active or old/treated. Mud tubes alone dont mean theyre still there - sometimes previous owners treated and the tubes are just leftover evidence. If its active, treatment runs $800-2500 depending on your area and method. The structural damage is separate and depends on how much wood is actually compromised.
how do i find out if the damage is just cosmetic vs actually structural? my inspector said some of the joists looked soft but he didnt probe them or anything
The pest inspector will probe the wood to check integrity. If its surface damage only, a sistering repair (bolting new lumber alongside the damaged joist) is straightforward, maybe $200-400 per joist. If the damage goes deep through the structural member, replacement gets more involved. Ive seen termite repairs range from $500 for minor stuff to $8000+ for extensive damage. Get the pest inspection first, then you'll know what youre actually dealing with.
We dealt with this on our house. Found old termite damage during inspection, got a pest company out, turned out it was inactive damage from years ago that had been treated. Cost us about $1,200 to sister the three damaged joists and another $600 for a preventive termite treatment just for peace of mind. Definitely negotiate with the seller for credits tho. Ours gave us $2,500 off the price.
honestly if its just a couple joists its probably not that bad. i walked away from a house with termite damage and regret it because the next one we found had way worse problems lol. Every house has something. Get the numbers, do the math, and make a decision based on actual costs not fear. A 1987 ranch in good shape otherwise sounds like a solid house worth fixing up
From a negotiation standpoint you have leverage here. Sellers have to disclose termite damage going forward so if you walk away theyll have to tell the next buyer too. Ask for a pest inspection (seller should pay for it given the circumstances), treatment if active, structural repairs, and a termite bond/warranty going forward. Most sellers will work with you on this rather than risk losing the deal and having to disclose to everyone.