Real estate deals move on deadlines and documentation. Lenders set closing dates, underwriters need clear reports, and buyers want certainty that the house they are about to finance is structurally sound. Termites complicate all of it. Unlike a roof leak or a broken furnace, termite activity can lurk behind finished walls and below slabs, invisibly chewing through equity. That is why termite control services are woven into so many real estate transactions. Experienced agents, lenders, and inspectors know that ignoring wood-destroying organisms is an invitation to delays, renegotiation, or outright failure to close.
I have walked buyers out of homes that looked immaculate but had hollowed-out sill plates. I have sat at closings that almost fell apart over a missing treatment warranty. And I have coached sellers on relatively inexpensive termite treatments that protected six-figure deals. Termites are not rare, and they are not just a warm-climate issue. Subterranean species thrive across most of the United States, drywood termites are common in coastal markets, and Formosan colonies can dismantle structural elements at a pace that surprises even seasoned contractors. If you handle property, you need a clear strategy for when and how to engage a pest control company.
What termite risk really looks like in property deals
Termite damage is often old, sometimes active, and occasionally misinterpreted. A typical scenario: a buyer’s home inspector finds mud tubes on the foundation, soft spots in baseboards, or blistered paint along a window trim. The report recommends “further evaluation by a licensed pest control contractor.” From that moment, the clock starts. The buyer’s agent now has to order a specialized wood-destroying insect inspection and make sure the lender receives a standardized report, often a form like the NPMA-33. If the exterminator service confirms activity, the buyers will ask for treatment, repairs, or a price concession.
The dollar amounts vary. A localized liquid treatment around a porch could run a few hundred dollars. A full perimeter treatment combined with selective foam injections can range from $1,200 to $3,000, depending on linear footage and slab configurations. If damage requires structural repairs, carpentry bills escalate quickly. I once saw a $2,000 treatment accompanied by $9,500 in sill and joist replacement after a crawlspace beam failed a screwdriver test. Deals tolerate surprises better when the evidence is clear and the paperwork is complete.
Not every hint of damage means the sky is falling. Subterranean termites abandon old tubes, and past infestations might be inactive. Drywood pellets can be years old. A seasoned pest control contractor distinguishes between live activity and old scars, then documents the findings with photos, moisture readings, and diagrams. That distinction matters to lenders and insurers, who frequently accept evidence of prior treatment with transferable warranties.
How termite inspections fit into the transaction timeline
A termite inspection lands in a narrow window, usually after the general home inspection but before the appraisal is finalized. Some markets bundle termite into the home inspection order, others handle it separately. VA and FHA loans commonly require a clear wood-destroying insect report in regions where termites are prevalent. Even in conventional lending, appraisers often flag visible damage in crawlspaces or garages, triggering a repair condition.
A good pest control service understands the rhythm of real estate. They schedule quickly, often within 48 hours, and deliver the inspection report the same day or next morning. The report should be straightforward: identification of any WDI evidence, a diagram with ingress points, recommended treatment method, an estimate, and warranty options. Ambiguity is the enemy. A vague “possible termite activity” line tends to spook underwriters. Clear language like “no live activity observed” or “active subterranean termites found at southeast foundation, treatment recommended” keeps negotiations grounded.
Buyers’ agents learn to pad timelines for surprises. If you are within ten days of closing and the report calls for a full perimeter treatment, expect a scramble. Treatments near wells, French drains, or radiant floor systems require extra care and sometimes alternate products. Properties with historic masonry or mixed additions may demand spot drilling through slabs and patios. Communicate those constraints early to prevent a treatment plan from colliding with a hard closing date.
Treatment options and how they influence a sale
The two main subterranean termite strategies are liquid soil treatments and baiting systems. Liquid application with a non-repellent termiticide creates an undetectable treated zone around the structure, intercepting termite foragers. Bait systems place stations at intervals around the property and rely on termite feeding behavior to carry slow-acting active ingredients back to the colony. Both approaches work, but they tell different stories at the closing table.
Liquid treatments, when feasible, deliver a sense of immediate protection. Lenders and appraisers tend to recognize them as a definitive response. Bait systems, especially when recently installed, can invite questions: has colony elimination occurred yet, and how long will it take? A well-written letter from the exterminator company, explaining the monitoring schedule and product mode of action, usually resolves those concerns. In high-pressure sales, I have seen sellers opt for liquid treatments strictly to avoid lender confusion, even when baiting would have been a sound choice.
Drywood termites call for targeted wood treatments, wall void foaming, or in some markets whole-structure fumigation. Fumigation adds logistics: tenting, gas, re-entry certifications, and a 2 to 3 day displacement. If a transaction lands in the rainy season, tenting windows tighten, and a postponement may be necessary. Agents who close a lot of coastal property keep a short list of fumigation crews who can mobilize fast. Those crews also know how to protect landscaping and roof elements to limit post-fumigation disputes.
Warranties, paperwork, and what lenders actually want
Most real estate termite treatments come with a warranty, often one year by default with options to renew annually. The warranty may be retreat-only or include damage repair. Retreat-only means the pest control company will re-treat if activity returns. Repair warranties set dollar limits and exclusions, and they are underwritten conservatively. When warranties are transferable, they become valuable to buyers and can smooth an appraisal condition that references prior damage.
Underwriters like to see three things: a clear inspection report, proof of completed treatment if needed, and a warranty with terms spelled out. Skip the jargon. A single page stating the property address, treatment date, product used, and coverage dates, attached to the invoice, saves time and phone calls. Some states require a standardized termite graph and a pretreatment notice if construction was involved. Good operators comply automatically, which keeps the deal clean.
I have seen closings delayed not by termites, but by missing signatures on a warranty transfer form. Build that step into your closing checklist. If the selling party holds an active bond with a pest control company, coordinate the transfer ahead of time so the buyer walks into coverage without a gap.
The cost of waiting versus the value of early detection
From a purely financial angle, early detection pays. An inspection by a licensed pest control company usually costs less than a thorough home inspection, and in many markets the fee is waived if treatment is performed. When you catch subterranean termites at the perimeter, a continuous trench-and-rod application can solve the issue for a fraction of what structural repair would cost later. I once inspected a 1940s bungalow that had gone five years between owners without any termite review. By the time the buyer’s crew opened the plaster, the rim joists were brittle and the staircase stringer needed replacement. The delta between early treatment and late repair exceeded $12,000.
Waiting also weakens negotiating leverage. Sellers who discover activity two days before closing end up paying rush premiums or offering larger credits. Buyers lose confidence and start asking deeper questions about moisture control, grading, and roof drainage. Meanwhile the listing grows stale if the closing slips. A routine termite inspection before listing avoids that tailspin. If the home needs a treatment, get it done and place the warranty in the marketing packet.
Moisture, construction details, and why some homes are repeat targets
Termites seek moisture and cellulose. The details that elevate risk are boring, but they are fixable. High soil lines against siding, negative grade near the foundation, a leaking hose bib, a crawlspace with 20 percent wood moisture during spring, downspouts that terminate at the foundation, or mulch piled deep against a porch skirt all translate into a welcome mat for subterranean colonies.
Construction type matters too. Slab homes with complicated plumbing penetrations require careful drilling patterns at bath groups and kitchens. Homes with additions that create cold joints present hidden paths for foragers. Pier-and-beam houses with poorly vented crawlspaces are perennial candidates for recurring issues. A quality pest control contractor pairs treatment with simple construction guidance: adjust grade, extend downspouts, add a vapor barrier, seal utility penetrations, and keep six inches of clearance between soil and the bottom of siding or stucco.
I pay attention to landscaping choices. Fresh mulch looks great in listing photos, but when piled high it obscures termite evidence and holds moisture against the foundation. If you plan to list a property, keep mulch thin and pull it back a few inches from any wood. Firewood should not live against the house. And if you are renovating, pressure-treated lumber for ground-contact applications is not optional.
Negotiation dynamics when termites show up on the report
Buyers want assurance, sellers want minimal cost, and lenders need clarity. When termites are active, the usual solution is a seller-paid treatment by a licensed exterminator service with a transferrable warranty. Repairs to any structurally significant damage become part of the ask. In a balanced market, I often see sellers handle treatment and split repairs or offer a modest credit. In a hot seller’s market, buyers sometimes accept treatment without repairs to keep the deal alive, provided a licensed contractor evaluates the damage.
The language in the amendment matters. “Seller to have termite treatment completed by ABC Pest Control Company prior to closing, provide paid invoice and one-year transferable retreatment warranty” is concise. If drywood or Formosan species are involved, spell out the method. If a bait system is chosen, include the first year of monitoring as part of the transfer. If repairs are needed, reference a licensed contractor and allow a reinspection.
Occasionally, a buyer will request an extended warranty period, two or three years prepaid. Some pest control companies welcome that, others prefer annual renewals with an inspection. The middle ground is to purchase the first year and include a credit for the second, leaving the buyer in control.
Choosing the right pest control partner for transactions
Not every pest control company is set up for the tempo of real estate. You want a team that can schedule fast, produce clean paperwork, coordinate with lockbox access, and communicate clearly with buyers unfamiliar with the process. Ask about response time for reinspections and whether the company offers digital reports with diagrams. If the house has a crawlspace, confirm they carry proper protective equipment and take photos. If there is a well or cistern, verify they have labeled products and protocols for those conditions.
Experience with lenders helps. An operator who knows what underwriters expect will anticipate documentation requests and format reports so they can be uploaded directly to loan files. When a property needs bed bug extermination or rodent exclusion concurrently, it helps to work with a full-service pest control service that can handle all of it without creating conflicting treatments. While bed bugs are not a wood-destroying pest and rarely affect loan conditions, they certainly affect buyer confidence and move-in timelines.
Check the warranty terms closely. Retreat-only coverage is standard, but for high-value properties or known high-pressure areas you can shop for limited damage repair coverage. Read the exclusions carefully, especially for inaccessible areas. An honest pest control contractor will explain why certain voids cannot be treated without destructive access and will note that limitation in the report.
Special cases: condos, multi-family, and commercial assets
Condominiums complicate responsibility. The association may control exterior walls, slabs, and common grounds where subterranean termites travel, while unit owners control interiors. If a buyer’s inspector finds activity inside a unit, you will need to involve the homeowners association and its pest control vendor. I have seen closings stall when a board meets only once a month and cannot authorize a treatment before the buyer’s rate lock expires. In those situations, an interim in-unit treatment may proceed with association permission, with exterior baiting or soil treatment scheduled later.
In small multi-family buildings, shared crawlspaces and continuous sill plates allow termites to migrate between units. Coordinated treatments protect the entire structure. A piecemeal unit-by-unit approach leads to recurring infestations and unhappy tenants. Lenders favor comprehensive solutions, and savvy buyers request a whole-building inspection from a reputable exterminator company rather than three separate unit reports.
Commercial real estate raises visibility and liability. Retail pads with expansive slabs, restaurants with frequent water sources, and office buildings with complex utility penetrations require more detailed treatment maps and often after-hours work. The pest control service should carry the appropriate insurance limits, and the property management team should expect annual inspection documentation suitable for risk management files.
Misconceptions that derail smart decisions
A handful of myths tend to stick around, and they cost people money.
- “If I do not see swarmers, I do not have termites.” Swarmers appear seasonally and briefly. Many active infestations never produce a visible swarm indoors. “New construction does not need a termite inspection.” Termite pressure cares more about soil and moisture than the age of a house. Pre-construction treatment helps, but landscaping, irrigation, and grade changes can negate it. “Bait systems are a scam.” Modern baits are scientifically sound and effective, particularly in sites where liquid treatments are impractical. They do require monitoring discipline. “Any contractor can treat termites.” Most states require a licensed pest control contractor for termiticide application. Unlicensed treatments risk fines and, in transactions, rejection by lenders. “We can wait until after closing.” Lenders and appraisers often say otherwise, and even when they do not, buyers end up with reduced leverage and higher risk.
Practical steps for sellers and buyers
If you are preparing to list a home, schedule a termite inspection ahead of the photographer. If activity is present, complete the treatment, keep the paperwork tidy, and advertise the warranty. Address moisture issues at the same time. Small fixes like diverting downspouts and lowering grade can be done for the cost of a few hours of labor and materials. Your pest control company will often flag the biggest risks during their inspection.
Buyers should order a termite inspection concurrently with the general home inspection, not after. Share concerns from the home inspector with the pest control company so they pay special attention to suspicious areas. If treatment is recommended, ask for a simple explanation of product choice, method, and what to expect over the next six to twelve months. Some buyers prefer to use a pest control company they will retain after closing to ensure continuity of monitoring.
Agents can set expectations by explaining the process at the offer stage. Include standard language in the contract about wood-destroying insect inspections and who pays for what. Keep a shortlist of responsive providers who understand real estate pressures. When treatment https://kylerhnzy077.lucialpiazzale.com/integrated-pest-management-how-top-pest-control-companies-do-it is required, request that the pest control company send reports directly to both sides and, if allowed, to the lender’s processor to keep the file moving.
How termite control interacts with other pest concerns
Real estate transactions sometimes reveal more than one pest issue. Rodent droppings in crawlspaces, carpenter ant frass near window headers, or bed bugs in multi-family units demand attention. A full-service pest control company can coordinate solutions without overlapping or counteracting treatments. For instance, carpenter ants do not digest wood and typically indicate moisture problems near leaks or failed flashing. If both termites and ants are present, the treatment plan must address moisture and consider product compatibility. Bed bug extermination requires unit preparation and follow-up visits that affect occupancy schedules, so factor that into move-in dates. Smart coordination prevents budget bloat and scheduling conflicts.
The value of documentation long after the closing
Termite paperwork is not just for the closing package. Keep copies of the inspection report, treatment diagram, SDS for the products used, and the warranty with renewal dates. If you refinance or sell in three to five years, those documents become evidence of responsible ownership and reduce the chance of last-minute surprises. Renew warranties as recommended. The cost of annual monitoring or inspection is modest compared with potential damage, and renewed coverage keeps future buyers from perceiving a gap in protection.
I also like to keep a simple timeline: original inspection date, treatment date, any reinspections, and any repairs. Attach photos of before and after if carpentry was involved. That record turns vague disclosures into precise statements and builds trust during future negotiations.
What a good termite control service looks like in practice
When you hire the right team, the process feels predictable. The inspector shows up on time, carries a moisture meter and flashlight, checks accessible attics and crawlspaces, probes suspect wood where appropriate, and explains findings without drama. The report lands in your inbox quickly, complete with a diagram and a clear recommendation. If treatment is needed, the crew protects floors, drills cleanly where required, plugs holes neatly, and documents well locations and special conditions. They leave a concise warranty and answer the buyer’s questions in plain language.
Behind the scenes, the office knows how to work with title companies and lenders, and they do not balk at providing an additional letter clarifying that treatment is complete and the structure is under warranty. They understand they are one part of a moving transaction and act accordingly. That professionalism reduces stress and protects the deal.
Final thoughts from the field
Termites are a background risk, much like foundation settlement or roof age. They do not need to torpedo a real estate transaction, but they will if ignored or handled sloppily. Bring a competent pest control service into the process early. Respect what moisture and construction details do to termite pressure. Choose treatments that make sense for the property and the timeline. Insist on clean documentation and a warranty that transfers.
Do this consistently and termites become another managed variable rather than a crisis. Deals close on time. Buyers move in with confidence. Sellers avoid last-minute concessions that cost more than a proper treatment would have. Across many transactions and years in the field, that pattern repeats. The difference between headache and smooth closing is not luck. It is preparation, good partners, and a clear plan for termite control.
Howie the Bugman Pest Control
Address: 3281 SW 3rd St, Deerfield Beach, FL 33442
Phone: (954) 427-1784