Hi all,
I was wondering if someone with more experience with termites can recommend if I should do the recommended termite treatment which will cost around $4000
ACCESS
Are there any Area(s) and/or Section(s) to which Access should be gained?
? No, read this report in its entirety
TIMBER PEST ACTIVITY
Were active subterranean termites (live specimens) found?
? No, read this report in its entirety
Was visible evidence of subterranean termite workings or damage found?
? Yes, read this report in its entirety
Was visible evidence of borers of seasoned timbers found?
? No, read this report in its entirety
Was evidence of damage caused by wood decay (rot) fungi found?
? Yes, read this report in its entirety
Important: We strongly recommend the purchaser make inquiry from the
vendor about Timber Pests and in particular Termites for this property.
For complete and accurate information you must refer
to the following complete Visual Timber Pest Report.
VISUAL TIMBER PEST REPORT
1. Brief Description of Structure(s) Inspected
1.1 Building Type
? Free standing House
? Used for domestic purposes
? Low Set
1.2 Construction
? External Walls
Chamfer board
? Floor
Timber with concrete areas
? Piers
Concrete piers & brick base
? Roof
Fibro
Any building or part of a building that is constructed on a concrete slab is always more susceptible to
termite attack because of possible concealed termite entry.
1.3 Areas Inspected
Only structures, fences &/or trees within 50m of the building but within the property boundaries were
inspected.
The areas inspected were:
? The subfloor
? The building interior
? The building exterior
? The roof space
? The garage
? The site
? Outbuildings
? Fences
Areas NOT Inspected
No inspection was made, and no report is submitted, of inaccessible areas. These include, but may not
be limited to, cavity walls, concealed frame timbers, eaves, flat roofs, fully enclosed patios subfloors,
soil concealed by concrete floors, fireplace hearths, wall linings, landscaping, rubbish, floor coverings,
furniture, pictures, appliances, stored items, insulation, hollow blocks/posts, etc.
1.4 Other Area(s)* to which REASONABLE ACCESS for Inspection was NOT AVAILABLE and the
Reason(s) why include:
? All accessible areas were inspected
1.5 Area(s) in which Visual Inspection was Obstructed or Restricted and the Reason(s) why include:
? Interior due to wall and floor coverings
? Roof Void due to insulation
Please note since a complete inspection of the above areas was not possible, timber pest activity
and/or damage may exist in these areas.
1.6 High Risk Area(s) to which Access should be gained, or fully gained, since they may show
evidence of Timber Pests or damage:
? None
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1.7 Was the property furnished at the time of inspection?
? No
2. SUBTERRANEAN TERMITES
2.1 Were active termites (live insects) present at the time of the inspection:
? None found at the time of the inspection
2.2 There were no termite nests located during the inspection.
2.3 Visible evidence of subterranean termite workings and/or damage was found at the time of
inspection. It was in, but not necessarily limited to the following location(s) -
? Subfloor - scrap timbers on the ground
? Yard - tree stumps
NOTE: Where evidence of termite activity was found in the grounds then the risk to buildings is very
high. A treatment to eradicate the termites and to protect the building(s) should be carried out. Where
the evidence of termite workings was found in the grounds or the building(s) then the risk of a further
attack is very high.
2.4 Was any evidence of timber damage visible?
? Yes
? Whilst we claim no expertise in building, moderate termite damage was visible (Refer to 2.3).
VERY IMPORTANT:
If live termites or any evidence of termite workings or damage was reported above within the building(s)
or in the ground and fences then it must be assumed that there may be concealed termite activity
and/or timber damage. This concealed activity or damage may only be found when alterations are
carried out such as when wall linings, cladding or insulation are removed or if you arrange for an
invasive inspection. We claim no expertise in structural engineering or building. We strongly
recommend that you have a qualified person such as a Builder, Engineer, Architect or other qualified
expert in the building trade determine the full extent of the damage, if any. This may require an invasive
inspection. We take no responsibility for the repair of any damage whether disclosed by this report or
not. (See Terms & Limitations).
Where visual evidence of termite workings and/or damage is reported above, but no live termites were
present at the time of inspection, you must realise that it is possible that termites are still active in the
immediate vicinity and the termites may continue to cause further damage. It is not possible, without
benefit of further investigation and a number of inspections over a period of time, to ascertain whether
any infestation is active or inactive. Active termites may simply have not been present at the time of
inspection due to a prior disturbance, climatic conditions, or they may have been utilising an alternative
feeding source. Continued, regular, inspections are essential. Unless written evidence of a termite
protection program in accord with "Australian Standard 3660" with ongoing inspections is provided, you
must arrange for a treatment in accord with "Australian Standard 3660" to be carried out immediately to
reduce the risk of further attack.
General remarks: A more thorough INVASIVE INSPECTION is available. Where any current visible
evidence of Timber Pest activity is found it is strongly recommended that a more invasive inspection is
performed. Trees on the property have been visually inspected for evidence of termite activity to a
height of 2m where access was possible and practical. It is very difficult, and generally impossible to
locate termite nests since they are underground and evidence in trees is usually well concealed. We
therefore strongly recommend that you arrange to have trees test drilled for evidence of termite nests.
2.5 There were no signs or evidence of a previous termite treatment on the property.
WARNING: If evidence of drill holes in concrete or brickwork or other signs of a possible previous
treatment are reported then the treatment was probably carried out because of an active termite attack.
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Extensive structural damage may exist in concealed areas. You should have an invasive inspection
carried out and have a builder determine the full extent of any damage and the estimated cost of repairs
as the damage may only be found when wall linings etc are removed.
Normally if a termite treatment has been carried out then a durable notice should be located in the
meter box indicating the type of termite shield system, treated zone or combination has been installed.
2.6 Durable Notice (Termite Management Notice)
? No durable notice was found during the inspection
This firm can give no assurances with regard to work that may have been previously performed by other
firms. You should obtain copies of all paperwork and make your own inquiries as to the quality of the
treatment, when it was carried out and warranty information. In most cases you should arrange for a
treatment in accord with "Australian Standard 3660" be carried out to reduce the risk of further attack.
3. BORERS OF SEASONED TIMBER
Lyctus brunneus (powder post beetle) is not considered a significant pest of timber. Damage is
confined to the sapwood so treatment or timber replacement is not usually required. However, you
should have a building expert investigate if any timber replacement is required.
Anobium punctatum (furniture beetle) and Calymmaderus incisus (Queensland pine beetle) must
always be considered active, unless proof of treatment is provided, because, unless the timber is
ground up, one cannot determine conclusively if activity has ceased. Total timber replacement of all
susceptible timbers is recommended. A secondary choice is treatment. However, the evidence and
damage will remain and the treatment may need to be carried out each year for up to three years.
3.1 Was visible evidence of borers found?
? None found at the time of the inspection
? No damage was found at the time of inspection
4. FUNGAL DECAY CAUSED BY WOOD DECAY FUNGI
4.1 Was evidence of wood decay fungi (wood rot) found?
? Yes, found in, but not necessarily limited to -
o Subfloor - flooring timbers under wet areas only
o Interior - skirting boards in bathroom
o Exterior - chamferboards
o Fences
4.2 Extent of damage
? The damage is considered to be moderate
? No evidence of defibration (delignification) was found in timbers on the property
We claim no expertise in building and if any evidence of fungal decay or damage is reported you should
consult a building expert determine the full extent of damage and the estimated cost of repairs or timber
replacement (See Terms & Limitations).
5. CONDITIONS THAT ARE CONDUCIVE TO TIMBER PESTS
5.1 Water leaks
Water leaks, especially in or into the subfloor or against the external walls e.g. leaking taps, water
tanks or down pipes and or guttering, increases the likelihood of termite attack.
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Leaking showers or leaks from other ?wet areas? also increase the likelihood of concealed termite
attack. These conditions are also conducive to borer activity and wood decay.
? Water leakage was detected in the following location(s) -
o Roof guttering - Repair or replace damage house guttering as constant moisture is
conducive to termite activity and will reduce the effect of any chemical termite treatment
o Rusted downpipes - Direct downpipes to the storm water as constant moisture is
conducive to termite activity and will reduce the effect of any chemical termite treatment
We claim no expertise in building and if any leaks were reported then you must have a plumber or other
building expert determine the full extent of damage and the estimated cost of repairs.
5.2 Hot water services and air conditioning units
Hot water services and air conditioning units which release water alongside or near to building walls
need to be connected to a drain (if this is not possible then their water outlet needs to be piped
several meters away from the building) as the resulting wet area is highly conducive to termites.
Is there a need for this work to be carried out?
? No, as both are connected to a drain or piped away
5.3 Moisture
? Our electronic moisture meter has detected high levels in the -
o Reverse side wall of the main shower
High moisture readings can be caused by any one of the following: poor ventilation, ineffective
drainage, leaking pipes, leaking roofs, defective flashing or by concealed termite activity. The areas of
high moisture should be investigated by way of an invasive inspection. If high moisture was reported
then you must have a building expert investigate the moisture and its cause and determine the full
extent of damage and the estimated cost of repairs.
5.4 Drainage
Poor drainage, especially in the subfloor, greatly increases the likelihood of wood decay and termite
attack. We claim no expertise in plumbing and drainage, however it appears that drainage is generally:
? Unable to comment
5.5 Ventilation
Ventilation, particularly to the sub-floor region is important in minimising the opportunity for Timber
Pests to establish themselves within a property. We claim no expertise in building, however, the
ventilation appears to be generally:
? Adequate
5.6 Slab Edge Exposure
Where external concrete slab edges are not exposed there is a high risk of concealed termite entry. In
some buildings built since July 1995 the edge of the slab forms part of the termite shield system. In
these buildings an inspection zone of at least 75mm should be maintained to permit detection of termite
entry. The concrete edge should not be concealed by render, tiles, cladding, flashings, adjoining
structures, paving, soil, turf or landscaping etc. Where this is the case you should arrange to have the
slab edge exposed for inspection. Concealed termite entry may already be taking place but could not be
detected at the time of the inspection. This may have resulted in concealed timber damage.
Does the slab edge inspection zone fully comply?
? Not applicable
5.7 Weep holes in external walls: It is very important that soil, lawn, concrete paths or pavers do not
cover the weep holes. Sometimes they have been covered during the rendering of the brick work.
They should be clean and free flowing. Covering the weep holes in part or in whole may allow
undetected termite entry.
Were the weep holes clear allowing the free flow of air?
? Not applicable
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5.8 Termite Shields (Ant Caps)
Termite Shields (Ant Caps) should be in good order and condition so termite workings are exposed
and visible. This helps stop termites gaining undetected entry. Joins in the shielding should have
been soldered during the installation. Whenever it is observed that the joins in the shielding have not
been soldered then the shielding must be reported as inadequate. It may be possible for a builder to
repair the shielding. If not, a chemical treated zone may need to be installed to deter termites from
gaining concealed access to the building. Missing, damaged or poor shields increase the risk of
termite infestation.
We claim no expertise in building. However, in our opinion the termite shields appear to be:
? Inadequate, damaged, corroded and missing.
If considered inadequate a builder or other building expert should be consulted. Other physical shield
systems are not visible to inspection and no comment is made on such systems.
5.9 Other areas and/or situations that appear conducive to (may attract) subterranean termite
infestation
? Accessibility - moderate
? Vacant property
? Timbers in ground contact - untreated fences, tree stumps, scrap timbers on the ground in the
subfloor area
? Non-durable timbers - same as above
? Bridging of the barriers - front and rear steps covering chamferboards.
5.10 Comments on other Conducive Conditions
? Vegetation against structures increases the risk of hidden termite entry and should be
removed or moved away from the structures.
5.11 Other information & Recommendations
? Repair or replace rusted downpipes and house gutters as constant moisture is conducive to
termite activity and will compromise any chemical termite barrier
? Remove soil, mulch and vegetation from fences
? Remove all untreated garden timbers, scrap timbers and tree stumps from immediate yard
area and subfloor
? Tree stumps should be removed as they provide ideal conditions for termites to nest
? Remain vigilant where chamfer boards are covered by concrete step at front and rear
? Due to the age of the property, termite damage, inadequate ant capping and no evidence of a
recent termite treatment, we recommend a suitable termite management program be installed
? Regular inspections must be carried out by a licensed pest technician at a minimum of once
every 6 months.
? Evidence of mould was found during the inspection. Please refer to Item 5 in the Terms and
Conditions section of this report
o Detected in bathroom ceiling.
Refer to Important Maintenance Advice Regarding IPM below.
6. OVERALL ASSESMENT OF THE PROPERTY
Where the evidence of live termites or termite damage or termite workings (mudding) was found in the
building(s) then the risk of a further attack is extremely high. Where evidence of live termites or termite
damage or termite workings was found in the grounds but not in the buildings then the risk to buildings
must be reported as high to extremely high.
6.1 At the time of the inspection the DEGREE OF RISK OF SUBTERRANEAN TERMITE
INFESTATION to the overall property was considered:
? Moderate to high
6.2 Subterranean termite treatment recommendation
A management program in accord with AS 3660-2000 to protect against subterranean termites is
considered to be:
? Strongly recommended
? A termite treatment proposal is attached
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6.3 Future Inspections
AS 3660.2-2000 recommends that inspections be carried out at intervals no greater than annually and
where timber pest ?pressure? is greater, this interval should be shortened. Inspections WILL NOT stop
timber pest infestations; however, the damage which may be caused will be reduced when the
infestation is found at an early stage.
Due to the degree of risk of subterranean termite infestation noted above and all other findings of this
report, we strongly recommend that a full inspection and written report in accord with AS 4349.3 or AS
3660.2-2000 is conducted at this property every:
? 6 months
IMPORTANT MAINTENANCE ADVICE REGARDING INTEGRATED PEST MANAGEMENT (IPM) FOR
PROTECTING AGAINST TIMBER PESTS: Any structure can be attacked by Timber Pests. Periodic
maintenance should include measures to minimise possibilities of infestation in and around a property.
Factors which may lead to infestation from Timber Pests include situations where the edge of the concrete
slab is covered by soil or garden debris, filled areas, areas with less than 400mm clearance, foam insulation
at foundations, earth/wood contact, damp areas, leaking pipes, etc; form-work timbers, scrap timber, tree
stumps, mulch, tree branches touching the structure, wood rot, etc. Gardens, pathways or turf abutting or
concealing the edge of a concrete slab will allow for concealed entry by timber pests. Any timber in contact
with soil such as form-work, scrap timbers or stumps must be removed from under and around the buildings
and any leaks repaired. You should endeavour to ensure such conditions DO NOT occur around your
property.
We further advise that you engage a professional pest control firm to provide a suitable termite
management program in accord with AS 3660 to minimise the risk of termite attack. There is no way of
preventing termite attack. Even AS 3660 advises when a complete termite management system is
installed in accordance with AS 3660.1-2000 for pre-construction termite work or 3660.2-2000 for postconstruction
termite work and the Australian Pesticides and Veterinary Medicines Authority (APVMA)
product label directions are followed precisely, termites may still bridge the management system.
However, if the labels directions are followed and the Standard adhered to, and bridging occurs, evidence
of the termite ingress will normally be evident to the inspector. Therefore regular inspections in line with
the recommendations in this report are essential in addition to any suitable termite management system
you install.
You should read and understand the following important information. It will help explain what is involved in
a timber pest inspection, the difficulties faced by a timber pest inspector and why it is not possible to
guarantee that a property is free of timber pests. It also details important information about what you can
do to help protect your property from timber pests. This information forms an integral part of the report.
REASONABLE ACCESS: Only areas where reasonable access was available were inspected. The
Australian Standard AS 3660 refers to AS 4349.3-1998 which defines reasonable access. Access will not
be available where there are safety concerns, or obstructions, or the space available is less than the
following:
ROOF VOID ? the dimensions of the access hole must be at least 450mm x 400mm, and,
reachable by a 2.1M step ladder or 3.6M ladder, and, there is at least 600mm x 600mm of space
to crawl;
SUBFLOOR ? the dimensions of the access hole must be at least 500mm x 400mm and, there is
at least 400mm of space to crawl beneath the lowest bearer, or, 500mm beneath the lowest part of
any concrete floor;
ROOF EXTERIOR ? must be accessible by a 3.6M ladder
Reasonable access does not include the use of destructive or invasive inspection methods. Nor
does reasonable access include cutting or making access traps, or moving heavy furniture or
stored goods.
A MORE INVASIVE PHYSICAL INSPECTION IS AVAILABLE AND RECOMMENDED: As detailed
above, there are many limitations to this visual inspection only. With the permission of the owner of the
premises we WILL perform a more invasive physical inspection that involves moving or lifting: insulation,
stored items, furniture or foliage during the inspection. We WILL physically touch, tap, test and when
necessary force/gouge suspected accessible timbers.
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We WILL gain access to areas, where physically possible and considered practical and necessary by way
of cutting traps and access holes. This style of report is available by ordering with several days notice.
Inspection time for this style of report will be greater than for a VISUAL INSPECTION. It involves
disruption in the case of an occupied property, and some permanent marking is likely. You must arrange
for the written permission of the owner who must acknowledge all the above information and confirm that
our firm will not be held liable for any damage caused to the property. A price is available on request.
CONCRETE SLAB HOMES: Homes constructed on concrete slabs pose special problems with respect to
termite attack. If the edge of the slab is concealed by concrete paths, patios, pavers, garden beds, lawns,
foliage, etc then it is possible for termites to affect concealed entry into the property. They can then cause
extensive damage to concealed framing timbers. Even the most experienced inspector may be unable to
detect their presence due to concealment by wall linings. Only when the termites attack timbers in the roof
void, which may in turn be concealed by insulation, can their presence be detected. Where termite
damage is located in the roof it should be expected that concealed framing timbers will be extensively
damaged. With a concrete slab home it is imperative that you expose the edge of the slab and ensure that
foliage and garden beds do not cover the slab edge. Weep holes must be kept free of obstructions. It is
strongly recommended that you have a termite inspection in accordance with AS 3660.2 carried out as
recommended in this report.
SUBTERRANEAN TERMITES: No property is safe from termites! Termites are the cause of the greatest
economic losses of timber in service in Australia. Independent data compiled by State Forestry shows 1 in
every 5 homes is attacked by termites at some stage in its life. More recent data would indicate that this is
now as high as 1 in every 3. Australia?s subterranean termite species (white ants) are the most destructive
timber pests in the world. In fact it can take ?as little as 3 months for a termite colony to severely damage
almost all the timber in a home?.
How Termites Attack your Home. The most destructive species live in large underground nests
containing several million timber destroying insects. The problem arises when a nest matures near
your home. Your home provides natural shelter and a food source for the termites. The gallery
system of a single colony may exploit food sources over as much as one hectare, with individual
galleries extending up to 50 metres to enter your home, where there is a smorgasbord of timber to
feast upon. Even concrete slabs do not act as a barrier; they can penetrate through cracks in the slab
to gain access to your home. They even build mud tubes to gain access to above ground timbers. In
rare cases termites may create their nest in the cavity wall of the property without making ground
contact. In these cases it may be impossible to determine their presence until extensive timber
damage occurs.
Termite Damage. Once in contact with the timber they excavate it often leaving only a thin veneer
on the outside. If left undiscovered the economic species can cause many thousands of dollars
damage and cost two to five thousand dollars (or more) to treat.
Subterranean Termite Ecology. These termites are social insects usually living in underground
nests. Nests may be in trees or in rare instances they may be in above ground areas within the
property. They tunnel underground to enter the building and then remain hidden within the timber
making it very difficult to locate them. Where timbers are concealed, as in most modern homes, it
makes it even more difficult to locate their presence. Especially if gardens have been built up
around the home and termite barriers are either not in place or poorly maintained. Termites form
nests in all sorts of locations and they are usually not visible. There may be more than one nest on
a property. The diet of termites in the natural environment is the various hardwood and softwood
species growing throughout Australia. These same timbers are used in buildings. Worker termites
move out from their underground nest into surrounding areas where they obtain food and return to
nurture the other casts of termites within the nest. Termites are extremely sensitive to temperature,
humidity and light and hence cannot move over ground like most insects. They travel in mud
encrusted tunnels to the source of food. Detection of termites is usually by locating these mud
tunnels rising from the ground into the affected structure. This takes an expert eye.
Termite barriers protect a building by forcing termites to show themselves. Termites can build mud
tunnels around termite barriers to reach the timber above. The presence of termite tracks or leads does
not necessarily mean that termites have entered the timber though. A clear view of walls and piers and
easy access to the sub-floor means that detection should be fairly easy. However many styles of
construction do not lend themselves to ready detection of termites. The design of some properties is such
that they make the detection by a pest inspector difficult, if not impossible. The tapping and probing of
walls and internal timbers is an adjunct or additional means of detection of termites but is not as reliable
as locating tracks.
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The use of a moisture meter is a useful aid for determining the presence of termites concealed behind thin
wall panels, but it only detects high levels of activity. Older damage that has dried out will not be recorded.
It may also provide false readings. Termite tracks may be present in the ceiling space however some
roofs of a low pitch and with the presence of sisalation, insulation, air conditioning ductwork and hot water
services may prevent a full inspection of the timbers in these areas. Therefore since foolproof and
absolute certain detection is not possible the use of protective barriers and regular inspections is a
necessary step in protecting timbers from termite attack.
BORERS OF SEASONED TIMBERS: Borers are the larvae of various species of beetles. The adult
beetles lay their eggs within the timber. The eggs hatch out into larvae (grubs) which bore through the
timber and can cause significant structural damage. The larvae may reside totally concealed within the
timber for a period of several years before passing into a dormant pupal stage. Within the pupal case they
metamorphose (change) into the adult beetle which cuts a hole in the outer surface of the timber to
emerge, mate and lay further eggs to continue the cycle. It is only through the presence of these
emergence holes, and the frass formed when the beetles cut the exit holes that their presence can be
detected. Where floors are covered by carpets, tiling, or other floor coverings and where no access to the
underfloor area is available it is not possible to determine whether borers are present or not. This is
particularly the case with the upper floors of a dwelling.
Borers of ?green? unseasoned timber may also be present. However these species will naturally die out as
the timbers dry out in service. Whilst some emergence holes may occur in a new property it would be
unusual for such a borer to cause structural damage, though the exit holes may be unsightly.
Anobium borer (furniture beetle) and Queensland pine borer. These beetles are responsible
for instances of flooring collapse, often triggered by a heavy object being placed on the floor (or a
person stepping on the affected area!) Pine timbers are favoured by this beetle and, while the
sapwood is preferred, the heartwood is also sometimes attacked. Attack by this beetle is usually
observed in timbers that have been in service for 10-20 years or more and mostly involves flooring
and timber wall panelling. The frass from the flight holes (faeces and chewed wood) is fine and
gritty. Wood attacked by these borers is often honeycombed.
Lyctus borer (powder post beetle). These borers only attack the sapwood of certain susceptible
species of hardwood timber. Since it is a requirement that structural timbers contain no more than
25% Lyctus susceptible sapwood these borers are not normally associated with structural
damage. Replacement of affected timbers is not recommended and treatment is not approved.
Where decorative timbers are affected the emergence holes may be considered unsightly in which
case timber replacement is the only option. Powder post beetles mostly attack during the first 6-12
months of service life of timber. As only the sapwood is destroyed, larger dimensional timbers
(such as rafters, bearers and joists) in a house are seldom weakened significantly to cause
collapse. In small dimensional timbers (such as tiling and ceiling battens) the sapwood may be
extensive, and its destruction may result in collapse. Replacement of these timbers is the only
option available.
TIMBER DECAY FUNGI: The fruiting bodies of wood decay fungi vary in size, shape and colour. The
type of fungi encountered by pest controllers usually reside in poorly ventilated subfloors, below wet areas
of the home, exterior timbers and in areas that retain water in the soil. The durability and type of timbers
are factors along with the temperature and environment. Destruction of affected timbers varies with the
symptoms involved. Removal of the moisture source usually alleviates the problem. Fungal decay is
attractive to termites and if the problem is not rectified it may well lead to future termite attack.
Would you do Termidor treatment after this report?
