[Problems & Solutions] Answers To Your Tough Questions

Q I do many WDI inspections in my region. My inspectors often put "PHD" (possible hidden damage) on an inspection graph or report form even though they may not find any visible evidence at all. Is this legal? Can it be misconstrued? What is your opinion on using "PHD" on reports?

A I always knew "PHD" stood for something when I got that degree — thanks. Seriously, I too have seen this on many inspection worksheets and inspection graphs. In most, if not all cases, the term is used when visible evidence has already been found, thus reiterating the fact that we cannot make a judgment on what may be hidden. All inspection forms I know of already have that statement. The paranoia surrounding WDI inspections prompts us to be extra cautious in this area. When used in this context I see no reason not to. I also feel most people reviewing these (sellers, buyers’ agents or lenders) do not pay much attention to this. My basis for this is that in several court cases against pest management professionals, I have seen this statement overlooked by the plaintiff.

However, the use of "PHD" without any visible evidence is interesting to me. Why would we do that? I guess you could argue that again we are just covering our collective butts and making sure that everyone understands that the possibility of hidden evidence (can you say that?) may be present just because we are looking at a wooden structure. Certainly, I believe everyone has seen walls that have been opened and damage found without any visible evidence present at the time of inspection.

Another possibility is when you have found evidence of repairs or suspect damage has been covered up. Interestingly, some state WDI programs are addressing this problem. I suspect only a few inspectors actually see or look for this evidence. But if you do see repairs that have been made, listing "PHD" on the report may be a good idea. You should also list that repairs were evident. The bottom line is that using PHD is a company position and you should have a policy that explains why and when it is used.

Q In commercial structures with little wood, what concerns do we have regarding termite damage? We recently inspected a building that had a swarm two years ago but nothing since. We saw no visible evidence. What happened to the termites?

A These are some interesting questions. First, the pest management industry has pretty much told people for close to 100 years that if we see termites then damage is imminent. Just what damage is not really explained well. They certainly could find files or stored paper to feed on if the situation was right. You would need to inspect the expansion joints if they are visible or find plans that show where these are in the structure if the floors are covered with tile or carpet. Certainly the situation of a swarm in a commercial structure of brick, block, slab and steel would probably be classified as a nuisance situation. (Don’t we treat these?)

Termites, of course, can munch on the paper of the wallboard and break through and build tubes. Structural damage would be largely non-existent. Offer a termite treatment or treat the swarm and monitor or inspect on a regular basis. If it is easier for you to offer the termite treatment then I guess that is your answer.

About those termites that disap-peared…maybe they found out there was no wood or the swarm was just a one-time situation or the colony has died out and the swarm was a response to a colony under stress. It’s hard to tell since we cannot see into the ground in that area. Certainly monitors (with or without baiting) could be placed around the structure. (I will bet there is not much soil available for that.) Preventive treatments could be offered but this is up to the owner to decide how important this is since it is for a commercial structure.

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.