Posted: 12/9/2016 4:13:11 PM EDT
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You guys have been providing a lot of advice on my home buying adventure in Florida. Here's one more.
The seller of this home by all accounts over-maintained everything. The home is in really good shape. When the home was built in 1999 a pesticide injection system was installed with a port in the outside side wall of the home. The sellers are on a program where they get the system "recharged" every three months for $102. In addition, the pest company treats the perimeter of the outside of the house and cleans any cobwebs or wasp nests that show up. They also do rodents in the house and will treat in the house if necessary. I'm inclined to keep this service. We are going to be part time residents, so I like the fact that things are getting taken care of - the bugs will come, I know. Now comes the termite protection. The company quoted me $453 for the first year, $353 after that to maintain the Sentricon termite system that is installed around the house in the yard. The house is concrete block on slab. The house is in a gated community where the grounds are maintained, so there aren't any fallen trees, etc. Is the termite protection a waste of money? Like I said the seller seems to be a little anal-retentive which is a good thing for me. I'm not that way as much and don't want to waste my money. Advice? |
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Quoted:
Does that include the termite bond in case of damage? That might be an additional if it was not mentioned Yes, the extra $100 in the first year is to transfer the warranty / guarantee of coverage up to $1 million. I guess my question is - Are termites as common a problem as the pest control people say they are? |
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Quoted:
Termites are supposed to be able to come through a crack the thickness of a sheet of paper. Slab houses are just as susceptible, or so I've been told. I've never had them and I hope I never do but I keep my termite bond just in case. What does keeping your termite bond mean? I'm guessing you're saying you continue to pay for the regular treatments? |
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There are two types of termites, drywood and subterranean.
I get drywood all the time. I just spot treat them their colonies are small. I haven't seen and subterranean ones at all. If you get an infestation and don't notice it for years you might have a problem. They swarm during the rainy season or at least they do here. Personally I think it might be overkill on a block house. All the wood you'll have is in the roof joists, ceiling and walls. Just do your inspection of those areas regularly. Look for frass termite droppings they look like dark sawdust or tiny pellets. Mud tunnels will show on the outside of the house, that means subterraneans. |
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My house is on SAND... I'm probably wasting $147 a year for my termite bond and some $500-$700 10 year retreat... but it seems to matter to a buyer if/when you sell and falls into the "better to have it and not need it than need it and not have it category".
Depending on the type of ground you are on... could be overkill. |
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I am not a fan of the Sentricon termite system.
Some companies are switching to it stating all sorts of claims yet the bottom line is they are probably making a shit load more money because they have to come out 4 times a year as opposed to only once. Also, those maintenance prices are high. |
| Just has my old house tented, warranty covers 1 year against reinfistation, then $200 a year after that for the warranty. Company told me to just save the money as drywood termites usually return after 6-7years and have it re tented every 6 years. I suppose an annual inspection and spot treatment will be suffice. |
| I would not keep the termite protection. I would retreat again in 10 years. I'll bet the treatment costs around $3500? Everyone that I know that has a bait station system seem to have termites every few years. The bond never really covers the cost of the repairs. |
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I think termite season is late winter/spring.
Since you have the injection system installed already, I think you can get the poison at Home Depot and do it yourself once a year. 4 times a year might be overkill. Been in this house 30 years. Had subterranean termites once and the flying kind once. Caught the flying ones while inspecting the attic for them in the spring. Mixed a serious overdose of poison and sprayed them. They flew in through the attic vents. Had a company kill the subs a few years ago. They drilled holes in the closet and injected. Cost was $500. The subterranean's have to go back to ground everyday to get moisture so the outdoor treatment will still kill them. Fixed the door frame myself. Welcome to Florida. 
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Actually more than two types when you toss in the formsa termite that can eat through concrete. All three will have swarmers "the flying type" as well as ants having a flying one, while it's difficult tell one flying termite from another they do have as mentioned a segmented body type of two sections compared to an ants three section. The swarmers are just looking for a new home to start a new colony to begin another cycle of wood chewing on your house. Whether or not your in a gated community that is nicely maintained makes zero difference in whether or not you get infested with either Drywood or Sub's as they both have colonies all over Florida.
As for Drywoods and tenting, they day the company removes the tent the little bastards can make their way right back into your structure, so identifying the old damage and it's location is good info to keep in mind. Sub's colonies range into the thousands/hundred of thousands of creeping, chewing and destroying colonies so if you have had them it isn't a bad idea to keep an sharp eye out for new mud tunnels forming or what may appear to be new damage as most treatments just keep them at bay trying to form some sort of barrier that they may not want to cross. Tremador is your friend if you can find it a local chemical shop that will sell it to you. |
| I'm beginning to think I'll just stay with the pest company for termites as well. One question though, how do the inground bait stations protect from flying termites? I know the system is designed to have the poison taken back to the colony. Do all termites have underground colonies? |
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Quoted:
The baits are for subs, there is no preventative for dry wood. They blow in the wind and land wherever the wind carries them. First part is correct, the second part is well not so much as the swarmers have wings and do fly as they are looking for a new nesting site. Granted a nice breeze may help carry them a bit farther. |