I would have to say that for most clients, one of the biggest concerns is the
Pest inspection report and cost of Section 1 repairs.
Cost can quickly spiral into the 10K + category especially if the home is older with wood siding or has a lot of attached decking.
I'm the termite queen in my office! I schedule and sometimes attend inspections and work, review reports and have many fascinating conversations about bugs and dry rot with various inspectors.
Today I want to talk about the different types of termite reports you may find yourself reading. It's important to understand whether you have a complete, supplemental, limited, re-inspection or notice of completion.
Before I roll up my sleeves on this one, let's go over the basic rules of a report.
Rule #1 The name of the inspector and his signature should always be on the report.
Rule #2 A report number should be on every page of the report. Make sure you are reading the correct pages for a report by checking the report number on each page!
Also, make sure you have ALL pages of the report. Typically, the front page will tell you how many pages are to follow.
Rule #3 Organize multiple termite reports in your file by the date the report was generated (Latest report is ALWAYS on top). Identify each report by date and type of report.
Rule #4 Create a reminder in your Transaction Management System for the seller to sign off on the work authorization if the termite company is doing the work.
OK, my antennae are alert and I'm ready to dig in! (Chomp, chomp!)
A Complete Report/Limited Report means that MOST areas of the building were accessible and inspected. Some areas like the attic, roof or 2nd story roof eves may not have been inspected due to inaccessibility. This report does NOT necessarily mean the property has been certified!
Note: The pest inspection board recommends all pest control operators use Complete/Limited to describe their reports. So you will rarely see a Complete Report!
A Limited Report means that just one specific area of the property was inspected. This is done only upon request by the seller or buyer. For example, the bathroom, deck or interior of a condominium.
A Supplemental Report is an additional report created AFTER the original report. There are two ways this is generated;
1-The inspector could not gain access to a particular area during the original inspection and either the buyer or seller have requested a further inspection and report. Example-Access under the house was blocked during the original inspection.
2. The report was generated as a result of finding additional damage while working on Section 1 items. Example-Workers removed wood siding and found further damage in the framing.
If you find yourself reading a Supplemental Report but don't have a Complete/Limited Report, you are missing pieces of the puzzle here, soldiers!
A Re-inspection Report is used for the termite company to re-inspect the property AFTER the damage has been removed by others like a contractor or the homeowner.
Sometimes you will see the certification noted on this report.
A Standard Notice of Completion Report is a report the termite company uses to certify the completion of Section 1 items.
Sometimes, the certification is only for a specific repair item if the buyers and sellers have requested this! Always check to see what has been completed, what is being certified, and compare it to the Section 1 items called on the Complete/Limited/Supplemental Reports. Occasionally, repairs get missed, especially if there are multiple Section 1 items on the original report, and supplement reports were generated.
If there is something you don't understand, ALWAYS contact the termite inspector who wrote up the report for clarification.