Buying a house is equal parts excitement and homework. The final weeks before closing often blur into appraisals, insurance quotes, and lender conditions. Termites rarely make the top of the list, yet they can quietly turn a good purchase into a costly project. I have walked first-time buyers through deals where a simple inspection caught a six-figure structural problem, and I have seen sellers and agents downplay what turned out to be an active infestation. The difference between a smooth closing and a regret-filled one often comes down to disciplined due diligence on termite risks and a clear plan for termite control services.
What termites do to homes, and why timing matters
Termites do not work in dramatic bursts, they work in silence. In the Southeast and West Coast, subterranean termites are the usual suspects, foraging 24/7 from soil to wood. Drywood termites are common in coastal and arid areas and do not need soil contact, which means they can show up in roof framing or inside furniture. Formosan termites, an aggressive strain found in parts of the Gulf Coast, can chew through sound wood at unnerving speed. When we see damage, we often see it late. That is the problem.
The pre-closing window is the best time to bring a pest control company onto your team. You have leverage for repairs or concessions, and your contract can require treatment before the deed changes hands. After closing, any damage or treatment becomes your headache and your checkbook.
The inspection landscape: WDI, general home inspection, and what each covers
A general home inspection is not the same as a wood-destroying insect inspection. Home inspectors commonly note conducive conditions and obvious damage, but they do not perform a specialized termite assessment unless they hold that credential and you order it. Most lenders that care about termite risk require a WDI report, also called a termite letter, on a standardized form such as NPMA-33. That report covers active infestation, evidence of prior infestation, prior treatments, and conducive conditions.
Here is what a thorough WDI inspection looks like when done by a competent pest control contractor. The inspector probes the sill plate, band joist, and base of door frames. They pull back insulation at the rim joist if accessible, scan baseboards and window casings, and check plumbing penetrations for mud tubes. Crawlspaces and attics are not optional. In slab homes, they look for expansion joints, garage perimeters, and slab cracks. On drywood-prone properties, they examine attic rafters, fascia boards, and look for frass, the pepper-like fecal pellets drywood termites expel. Good inspectors photograph findings and explain them on-site, not just in a two-line report.
If your agent says the home inspection “covers termites,” ask for the inspector’s WDI license number and the WDI form. If there is no form, you probably do not have an actual termite report. I have seen buyers skip the WDI only to find hidden galleries in a crawlspace that the general inspector never entered due to a locked hatch.
Reading a termite letter without squinting
The language in a termite letter matters. Active infestation means live insects or fresh mud tubes that were not there a few days earlier. Evidence of prior infestation could be old tubes, scars where tubes were scraped, or drill plugs in slabs where treatments happened in the past. Conducive conditions might include wood-to-soil contact on deck posts, high soil grade touching siding, moisture intrusion, or mulch mounded against the foundation.
When a report notes active infestation, the next step is not a shrug and a closing table. It is a treatment plan, a warranty, and confirmation that structural damage is either repaired or accounted for in the price. When a report notes only conducive conditions, do not relax completely. Subterranean termites love moisture. If the crawlspace has 80 percent humidity and the vapor barrier is torn, you are one rainy season away from becoming a food source.
Treatment options you should understand before signing
Termite control is not one-size-fits-all. The right approach depends on the species, construction type, and severity. You do not have to become an entomologist, but knowing the main options gives you leverage in negotiations and protects you from being sold a plan that does not fit.
Soil termiticides for subterranean termites form a treated zone around the foundation. The contractor trenches along the exterior and, for slab sections, drills through concrete to inject product. The best operators treat to label depth and volume, plug and patch holes cleanly, and provide a diagram of drill locations. These treatments are standard for most slab-on-grade homes in termite areas and, when applied correctly, can last several years. They are effective, especially when the soil is not too disturbed after treatment.
Baiting systems use stations set at intervals around the foundation. When termites feed on bait, they carry a growth regulator back to the colony. Baiting is neat, low impact, and smart for properties where soil treatment is tricky, for example complex hardscape or high water tables. It does require ongoing monitoring. Skipping service visits defeats the point. When a seller installs stations only two days before closing, that is a token gesture, not a mature interception program.
Drywood termite treatments focus on the infested wood, or the entire structure. Localized treatments involve drilling and injecting foam or dust into galleries, or applying heat to a defined area. Whole-structure fumigation is usually the most comprehensive approach for wide-spread drywood activity. It requires tenting, staying out for a couple of nights, and coordinating gas shutoffs. I have seen buyers schedule fumigation between closing and move-in to avoid disruption. That can work, but it requires a written commitment from the seller or a credit that covers the full cost.
Borate treatments protect exposed framing, such as in a crawlspace or during a remodel. These are preventive and can also address some active drywood colonies when applied correctly. They are not a cure-all for subterranean infestations that originate in the soil.
Combined moisture control and construction fixes often do more to reduce risk than a single chemical treatment. A dehumidified crawlspace with a continuous vapor barrier, sealed vents, and proper drainage makes termites and fungi far less likely. Adjust gutters, correct grading, and remove wood debris. Contractors sometimes pretend moisture is a separate issue. It is not. Termites follow moisture like a compass.
What to ask a pest control company before you hire them
Choosing the right pest control service can save you money and headaches. A professional exterminator company will be transparent about their findings, their plan, and their warranty. The cheapest bid is not always the best if it skips crucial steps, and the most expensive bid is not automatically higher quality. Talk through the approach, then compare like with like.
You need answers on licensing and insurance. The company should hold the correct state license for termite control services and general liability insurance. Ask for proof. For scope, ask how they identified species, what parts of the property they accessed, and what was inaccessible. In crawlspace homes, confirm they entered the crawlspace and report what percentage they could inspect. For slab homes with finished interiors, inaccessible wall voids are normal, but exterior drilling points should still be diagrammed.
On products and methods, ask what termiticide or bait system they plan to use and why it fits your property. Some soils bind certain chemicals more than others. If you have a well or drainage swale, product choice and application method matter. If they propose baiting, ask about monitoring intervals and what triggers a switch from monitoring to active bait.
A warranty means little without specifics. Get the duration, what it covers, renewal cost, and what voids it. Many warranties cover retreatment but not damage repair. Some companies offer repair warranties at higher cost; these can be worth it for older homes in high-pressure areas, but read the fine print about annual inspections and missed appointments.
For scheduling and pre-close logistics, ask how quickly they can treat and provide a clearance letter. If active termites are found, the lender or underwriter may require proof of treatment prior to funding.
Finally, price transparency is a sign of professionalism. For soil treatments, expect per-linear-foot pricing. For fumigation, bids are commonly by cubic footage or by structure complexity. A reputable pest control contractor explains the cost drivers without hemming and hawing.
Red flags I watch for in reports and proposals
Brush-off language. Phrases like “minor termite activity” with no photos or diagrams. Activity is active or not, and it has a location.
Limited access without a plan. An inspector who could not access the crawlspace because of a stuck hatch, then never returns before closing, leaves you with a blind spot. Ask for re-inspection after access is provided.
Overreliance on spot treatment for drywood termites when activity shows up in several rooms. Local treatment can be right for isolated infestations. When pellets appear across the structure, tenting is often the honest choice.
A bait-only proposal for a structure with obvious interior mud tubes. Baits are great, but active interior colonies usually call for direct treatment plus perimeter strategy.
Vague warranties. If the warranty says “retreatment at our discretion,” that is not a commitment.
How termite risk intersects with financing and insurance
Certain loan types, especially VA loans, require a clear WDI report in many states. Some underwriters in high-risk regions want it for conventional loans too, even if state law does not mandate it. If a report shows active infestation, they will usually require treatment before closing and documentation afterward. Build time into your contract. Soil treatments can happen in a day, but fumigation takes scheduling, permits in some jurisdictions, and a two or three day window.
Home insurance typically does not cover termite damage. Insurers view it as a maintenance issue. That means if you close with a hidden problem, you own it. A few carriers offer a limited add-on for wood-destroying insects, but it is rare and capped. Your best “policy” is a solid inspection and a durable warranty from a reputable exterminator service.
Negotiating repairs and credits without losing the house
Once an inspection finds termites, you have options. You can ask the seller to treat and repair before closing, with documentation and a transferable warranty. You can request a credit and manage the work yourself after closing. Or you can walk if the scope is too big for your risk tolerance.
Treat-and-repair before closing works best when the seller wants a clean deal and there is time. Insist on itemized invoices and the warranty made out to you or marked transferable. For structural repairs, require licensed contractors and permits if needed. I have watched deals go sideways because a seller had a handyman “sister-in-law special” some sill plates over a weekend. The termite company returned a year later, found hidden damage, and the warranty did not cover it because the repair trapped moisture.
Credits give you control over who does the work and how, which can be valuable. The amount should reflect real costs, not a guess. For subterranean treatments, you can estimate based on the linear footage of the foundation. Add contingencies for wood repair if active damage exists. If drywood tenting is needed, get two bids and use the higher one for safety. Make sure your lender allows credits of that size and that the purchase price and appraisal can absorb it.
Regional nuances worth factoring in
Climate and construction change the equation. In Florida, slab homes with extensive pavers make exterior trenching and drilling more labor intensive, so bids run higher. In parts of Texas and Louisiana with Formosan pressure, combination strategies are common: soil treatment plus baiting and tighter moisture control. In Southern California, I often see a split: subterranean issues https://maps.google.com/maps?ll=26.314362,-80.148274&z=16&t=m&hl=en&gl=US&mapclient=embed&cid=14477201369089834028 around garages and patios, drywood in attic framing. Expect proposals that mix local drywood treatments with soil termiticides or, when activity is widespread, recommend tent fumigation.
Older homes with mixed foundations add complexity. A 1920s bungalow with a partial basement, partial crawl, and a slab addition presents access and continuity challenges. A good pest control company explains how they will achieve a continuous barrier, where drilling must happen, and how they will treat foundation interfaces.
Practical walkthrough: a pre-closing termite game plan
Use this short sequence when you put an offer in and move toward closing:
- Order a WDI inspection from a licensed pest control company separate from the general home inspection, timed early enough to react but after you have access. Ask for photos, diagrams, and the standard report form. If findings are positive, request a treatment plan and written warranty details from the same company, and consider a second opinion for material scope. Negotiate in writing for seller-paid treatment and, where damage is likely, repair by licensed contractors, with receipts and warranties transferable to you. Verify completion. Get re-inspection or clearance documentation, product labels, a sketch of treated areas, and warranty enrollment in your name. Calendar the first annual check and any bait monitoring visits, and set reminders to preserve warranty compliance.
When the fix is bigger than you expected
Sometimes a small-looking tube masks a serious problem. I once consulted on a 1960s ranch where a short mud vein behind the water heater led to a sill plate you could press a finger through. The buyers paused, brought in a structural contractor and a pest control contractor together, and scoped a repair that married wood replacement, a termite soil treatment, a new vapor barrier, and improved drainage. The seller credited a meaningful sum, the buyers executed the plan immediately after closing, and three years later the house is solid and dry. The turning point was not bravado, it was owning the problem early and refusing to treat it as a chemical-only issue.
If a house shows widespread drywood frass across rooms and outbuildings, a tent becomes a logistical project that can test everyone’s patience. It is also one of the few ways to reset a structure with confidence. The key pre-close move is to either have the seller tent before closing or secure a credit that actually covers the tent plus any follow-up wood repairs. Do not accept a small “pest credit” that covers only the tent while ignoring fascia replacement that will be necessary once the tenting reveals rot.
How termite prevention ties into ongoing home care
Once you own the house, termite pressure does not vanish. Termites re-invade if moisture returns, if wooden steps sit directly on soil, or if firewood piles hug the foundation. A pest control service can set up an annual plan, but your daily habits do the quiet work. Keep mulch away from siding. Maintain a 6 to 8 inch clearance between soil and wood. Fix leaks promptly. Ensure downspouts discharge well away from the foundation. Vent clothes dryers outside. In crawlspace homes, inspect the vapor barrier yearly, look for standing water, and consider a dehumidifier if humidity stays high.
If you plan renovations, loop your pest control contractor into the scope. Opening walls is the perfect time to apply borate treatments to studs and sills, replace compromised wood, and upgrade moisture control. When adding patios or stoops, ask your contractor to coordinate drilling sleeves for future termite treatments, so you do not have to cut through brand-new concrete during a future retreatment.
Bed bugs, ants, and the temptation to bundle
During negotiations, sellers and agents sometimes toss in generic assurances from an exterminator company that “the home was treated.” Treated for what matters. Bed bug extermination has nothing to do with termite risk. A general-purpose spray for roaches or ants does not address subterranean galleries. If the paperwork does not specifically describe termite control services, it does not count for your pre-closing calculus.
Bundling can make sense if a pest control company offers a discount for a termite plan plus general pest coverage. Just make sure the termite portion includes the critical elements, from a tailored treatment to a meaningful warranty and scheduled inspections. The rest is optional.
The cost picture buyers actually face
For a typical 1,800 to 2,400 square foot slab house, a perimeter soil termiticide treatment often lands somewhere between the high hundreds and low thousands of dollars, depending on linear footage and drilling complexity. Crawlspace homes can be similar, with labor driven by access. Baiting systems commonly start with an installation fee in the same general range, with ongoing annual monitoring fees that are a few hundred dollars. Whole-structure fumigation for drywood termites varies widely by region and volume, often a few thousand dollars and up. Repairs are the wildcard. Replacing sections of sill plate or band joist can add anywhere from a few hundred to several thousand, depending on length, access, and whether utilities or finishes complicate the job.
These numbers are not meant to scare you. They ground negotiations. If a seller acknowledges active subterranean termites and offers a $400 credit on a complex property with long patios and hardscape, you know that does not match reality. If they agree to pay for tenting but balk at gas shutoff and re-light fees, you can bring those costs into the conversation with receipts from prior jobs.
Choosing the right partner for the long term
A good pest control company earns trust by showing their work. They send an experienced inspector, not a salesperson who avoids attics. They provide photos you can match to rooms, not stock images. They explain why they picked a product and how it performs in your soil and climate. They answer when you call six months later with a question. If a sales pitch sounds like a one-time magic trick, keep shopping.
An exterminator service that offers continuity matters because termites operate in slow cycles. Bait stations function when they are checked on time. Soil treatments remain robust when landscape changes do not interrupt them and when retreatments are done methodically, not reactively. A relationship with a pest control contractor who knows your property makes all of that smoother.
The bottom line for buyers
Termites are not a reason to abandon a good house. They are a reason to bring clarity and discipline to the last mile of your purchase. Order a true WDI inspection, not a casual look. Read the report with a focus on active signs, prior evidence, and moisture. If treatment is needed, match the method to the infestation and the structure. Get the warranty in writing and in your name. Use your negotiation window to solve the problem before you own it, or to secure the funds and control to solve it right after closing.
Do these steps well, and termites become one more line item in a home’s lifecycle rather than a budget-breaking surprise. Skip them, and you invite a quiet, wood-hungry expense that does not announce itself until your floor sags or your window trim crumbles. Pre-closing is your chance to make a smart, unemotional decision with facts in hand. Take it.
Howie the Bugman Pest Control
Address: 3281 SW 3rd St, Deerfield Beach, FL 33442
Phone: (954) 427-1784