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I do think a home inspector should have seen insect mud tubes, if the area was accessible. The seller surely saw them when the moved out, so that stikes a mild nerve, an agent would have caught this on the pre-closing walk-thru.......but, as others have said, this may not be an active infestation. You could, if so motivated, call a local real estate office and ask for the names of 3 top termite companies. Orkin and these other national companies are set up to sell you systems and guarantees. Call the recommended for estimates....not the guys with deep pockets to advertise...they hire kids. Most of the local pest companies, the owner or partner is involved in the treatment. Just my personal experience.
As a long time Oregon Realtor told you, termites like you apparently have are not common in Oregon like some other places in the southern part of the country. When you have the new inspector come out, have them look to find an infestation that is fresh and find if Termites really exist in your home currently, or possibly the house was treated years ago they were killed out years ago and have not returned as signs appear to be very old ones. This kind of problem may have been solved a long time ago. If they are there, then they can find current infestation signs.
You may only need to periodically check if no infestation can be found, and you may never have to treat for termites. It would be worth paying a termite inspector to do a deep search, and find nothing, rather than let someone talk you into a high priced treatment. Check to see if any termite service uses sniffer dogs to detect termites. They are proving to be very good at finding them, and are called Termite Sniffer Dogs. They are popular in parts of the country.
Termite treatment is a price well paid. $800 is very reasonable, especially if it comes with a re-treatment contract. The chemical used will also slow the entry of other household crawling insects.
So.. I was putting things in the space under the stairs and what do I spy.. termite mud tubes. OH NO.. The inspector didn't see anything. It isn't in his report and I didn't hire a termite inspector because nothing was found that was concerning. So now I have to bring in a termite inspector, but after the fact.
Boy did I hire the wrong inspector.
A termite inspection is completely separate from a structural inspection in many areas. In the 3 areas I've owned houses - in 2 different states - they had absolutely nothing to do with each other. It's up to every single buyer to do their due diligence. No one stops people from doing inspections except themselves. 400 bucks can save you 20 grand later. People don't think about that.
Hard to think that a termite inspection wouldn't be a part of all house inspections prior to their sale.
Many areas don't have termites. The house I now own is not in a termite area. When I lived in SC every single house within miles had bait stations or they had a problem. The termites love that darn sand! No sand here at all. Lots and lots of water though!
Your not wrong. I am probably going to hit my wife with the idea of selling today. I definitely wouldn't have bought with termites.
Let us know how that guys and where you end up sleeping.
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To infinity and beyond
