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Buying a house with termites: what to check first

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Termites in a house are a reason to slow down and get facts, not always a reason to walk away.

Start with what was actually found

Termite activity and termite history are not the same thing. Active means live termites were found. History means old damage or an old treatment, with nothing live on the day. Your report should say which one it is, and where.

If it does not, ask the inspector to spell it out in writing. Everything else depends on that answer.

Do not touch the evidence

Leave mud tubes, damaged timber and any nest material exactly as found. Breaking tubes or spraying a supermarket insecticide can make the colony abandon that route and re-enter somewhere hidden. It also destroys the evidence the inspector reads.

Treatment is a job for a licensed pest management technician using products registered by the APVMA. It is never a weekend task for a buyer.

Questions worth asking the inspector

  • Is it active or historic? Ask for the basis of that call.
  • Which group of termites? The group affects how the problem is managed, so ask for it to be confirmed by inspection, not guessed from a photo.
  • How far does the damage go? Ask what was probed and what could not be reached.
  • What could not be inspected? Limitations matter as much as findings.
  • Is a structural opinion needed? Significant damage may call for a builder or engineer to look at it.

Why a clean report is not a guarantee

Inspectors report what they can reach. A blocked subfloor, a sealed roof void or stored belongings can hide the very spot that matters. Read the limitations section first, then the findings.

A second visit after access is cleared can be cheaper than finding out later. Ask whether that is possible before you commit.

What it means for your contract and insurance

Most home insurance policies exclude termite damage, so you should not assume a claim will fix a problem after settlement. Beyond that mechanism, this is not something we can advise on. Your contract terms, your deadline and your options are questions for a conveyancer or solicitor.

Ask them early. A short cooling off or finance window leaves little room to rethink.

Walk away, negotiate or proceed?

That is your decision, and the facts should drive it. Historic activity that was properly treated, with documented records, is a different risk from active termites in a structural member. Get the written findings, get the right professionals to look, and only then decide.

Should I buy a house that has been treated for termites?

It can be a reasonable buy. A house treated in the past, with documented records and nothing live on the day, is a different risk from one with active termites in a structural member. What decides it is the paperwork and a fresh inspection, not the word treated.

  • Ask for the records. The installer's paperwork and the durable notice, most often inside the meter box, record the system, the product, the installer, the date and the areas treated. See the termite management plan and durable notice.
  • Look at the date. A chemical treated zone breaks down over years and eventually needs reinstating, so an old treatment should be assessed, not assumed to be current.
  • Get a current timber pest inspection. The report should say whether activity is active or historic, how far any damage goes and what could not be inspected.
  • Ask whether a structural opinion is needed. Significant damage may call for a builder or engineer.
  • Plan regular inspections once it is yours. A treatment is designed around regular inspection, not instead of it.

What a past treatment means for your contract goes to your conveyancer or solicitor, and cover questions go to your insurer.

Frequently asked questions

Can I buy a house that has termites?

Yes, people do. What matters is whether the activity is current or historic, how much damage there is, and what the written report says could not be inspected. Get that in writing before you decide.

Should I treat the termites myself before settlement?

No. Disturbing the colony can push it to hide elsewhere and destroys evidence. Treatment is done by a licensed pest management technician, and arranging it is a conversation to have through the proper channels.

Does insurance cover termite damage after I buy?

Most home policies exclude it. Check with your insurer before you buy, because the exclusion is easier to deal with early.

Sources

What this page explains is based on these official sources. If you check one and it does not match what you read here, send it to us and the article gets corrected.

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