Termites in a Condo (Scottsdale: HOA, home, buyer)

[littlejohnn]

Question for the experts:
I own a low-rise condo in Scottsdale. (First floor unit out of three floors) My HOA is responsible for spraying the outside of the buildings for termites. Unfortunately, they keep getting inside my unit which becomes my financial responsibility. My logic tells me that since they did a poor job of protecting the ground/outside of the building, that they should be on the hook for spraying the inside. (Of course, I have been known to be wrong once or twice)
Any thoughts/advice?

[Home Addict]

My 2-cent logic to your situation:

- HOA/company sprayed the outside of the building for termites. Therefore, no termite on the outside of the buildings.
- You didn't spray the inside of your unit for termites. Therefore, the termites get inside and start eating. They could tunnel which the spray would not get to.

If these points make sense to you, then this is your responsibility.

[littlejohnn]

Originally Posted by Home Addict

My 2-cent logic to your situation:

- HOA/company sprayed the outside of the building for termites. Therefore, no termite on the outside of the buildings.

I would argue that this is not the case. They must be outside if they're getting inside! Unless they are spontaneously generating inside the living room!

[Home Addict]

Originally Posted by littlejohnn

I would argue that this is not the case. They must be outside if they're getting inside! Unless they are spontaneously generating inside the living room!

Theoretically, if you find the tunnel that lead you back to the outside of your unit, then HOA has to pay.

Failing that, the HOA could argue that you, or your friends, or your pets, or your wooden furnitures brought in the termite queen. In that case, it's a he-says she-says situation. And since they sprayed the outside...

[Voebe]

You don't "spray" for termites. You usually drill.

Make sure you have someone reputable. Don't trust your HOA, because they will be more interested in doing it cheaply.

[ReadyFreddy]

Originally Posted by Voebe

You don't "spray" for termites. You usually drill.

Make sure you have someone reputable. Don't trust your HOA, because they will be more interested in doing it cheaply.

I was taught in r.e. classes that every home in the valley has or will have termites at some point. We've always had them. You can't spray for them. All you can do is pay for termite treatments. We pay about $140/year for 'coverage'. That includes an annual inspection for termites and any treatments needed throughout the year. I call whenever I see tubes and the techs come and find where they came in from and inject the whatever under the foundation there (or something, not sure what they're doing). I think the first time it was a lot more, for the big drilling treatment... $1200 or something. If you can get your HOA to cover that, I'd be shocked. Though I have zero experience with HOAs. But when you go to sell, they WILL find the evidence and WILL make you do the $$$ treatment (assuming you don't have a cash buyer who foregoes the inspection).

[JayManne]

This sounds fishy. What kind of crack-head HOA would allow a threat to the structural integrity of the building (assuming this is a multi-tenant building where there is shared structure) to go unchecked, when it is entirely treatable?

If the termites are in non-load bearing structure, that's one thing. However, if it's a wood beam structure holding up the rest of the building, I would get your neighbors involved. They too should be interested.

Also, don't have an adversarial relationship with your HOA, even if you disagree with them. It's not personal. Get over it and deal with the problem. It's too important to ignore. Get together with some people who you do share an interest with and solve the problem together.

[oldtrader]

The HOA spraying the outside, will not keep termites out of your unit. They will tunnel in below the level the spray covers to get to your unit. They are a big problem in the valley, and as said above everyone is going to have a problem. You need a termite service to come in and take care of your unit, and if possible get a warranty policy to cover them at no charge if they have to come back more than for the annual treatment. That is just part of the cost of living in a bad termite area of the country.

[azdr0710]

I agree that you don't spray for termites...that does little...if the HOA's stated limit on termite protection for its members (you and the others) is simple spraying outside, then you may be on the hook for REAL treatment, which is interior drilling under the foundation (not quite as bad as it sounds - discuss it with the termite company)....that's the $$$ deal Ready talked about....then you'll be asked to pay $100-ish a year for an annual inspection and free retreatment if evidence is found....also, discuss with the termite company the diff between subterranean and swarming termites and which is covered