[Problems & Solutions] Answers To Your Tough Pest Questions

INSPECTIONS ABOVE FIRST FLOOR?

Q In my area of the country, wood-
destroying inspections include inspections for wood rot. Recently, companies have been telling real estate agents and others that we do not have to inspect for wood rot above the first floor of a structure. What should we do as a company? We offer a service that inspects and reports wood rot where we find it.

A This is an area where the industry
needs to make a hard and fast decision…maybe. In some states, the issue surrounding the reporting of wood rot (if active) is addressed in the state’s regulations. Some states do not address this but many areas have "traditionally" inspected for this organism and the conditions that lead to it. There is any number of ways to approach this and report it. Where wood rots are a consistent problem, most of the industry limits its report to below the first floor — most commonly, the crawlspace. Reporting wood rot in this area usually means some compromise to the structural integrity of the structure’s support materials, joists, sub-flooring, sill plates, etc.

Reporting evidence of wood rot in windowsills, first floor and above, and perhaps other areas like fascia board, siding, etc., is certainly a service you can offer. Damage in those areas is usually considered cosmetic in that windowsills are not considered "structural" in nature. An argument could be made that damage showing up in window and door framing could mean hidden wood rot damage also is there. This is similar to pointing out termite evidence on a baseboard and saying that hidden damage may be present in the wall, even though you can’t see it.

As I see this now, unless your state adopts some guidelines on wood rot, the "traditional" inspection would be for below the first floor. However, I personally feel there is a need to address this area. When a company offers a service to inspect for wood-destroying organisms, that could include all areas of the structure. If a company limits its inspection service, then a statement as to those limits should appear on the report and in the company’s inspection policies. Certainly from what this PCO has related to me, his company offers a different service in this area. This service may rub some real estate agents the wrong way. However, on the flip side, if the buyer wants a home inspection, these faults would be listed in that report. The problem is that home inspections are optional in many areas of the country and "termite inspections" are not. I hope state associations and perhaps even NPMA will address this issue in the future.

The author is president of George Rambo Consulting Services, Central, S.C. Fax questions to him at 864/654-2447 or via e-mail at grambo@pctonline.com.