Table of Contents
The Challenge
In 2023, Pest Pros of Michigan was hired to conduct a Wood Destroying Insect Inspection and Report (WDIIR) for a real estate transaction in Portage, MI. The prospective buyer of a $500,000 property wanted to ensure the home was free from significant pest issues. However, the inspection process revealed an obstacle: large quantities of stored items in the home created inaccessible areas, particularly in a bedroom and sections of the basement.
Despite these challenges, our inspector identified evidence of Eastern Subterranean Termite (Reticulitermes flavipes) activity. These termites are known for their ability to silently infiltrate wood structures, causing extensive damage over time. Due to the limited scope of the inspection, the full extent of the infestation and damage could not be determined, but there were signs that the infestation was long-standing.
Assessment and Discovery
After the purchase was finalized, the buyer accepted our termite control proposal. When I arrived with my team to begin treatment, I discovered just how severe the problem truly was. While walking through the main level, I entered a bedroom that had previously been filled with stored items during the inspection. The floor beneath me creaked and cracked alarmingly underfoot. Realizing the immediate safety risks, I instructed the new homeowner to avoid the room entirely until a structural engineer could evaluate the space for stability.
The property’s condition concealed what I can only describe as a near-catastrophic loss of structural integrity. Upon beginning our treatment, I performed a secondary assessment in the now-vacant property. It was during this process that the true scale of the infestation became horrifyingly clear.
The basement held the most striking evidence of termite activity. I removed fitted insulation from the sill boxes to inspect the wood beneath. Using a snake hook, I probed the structural elements for damage, and with little effort, the hook pierced through the rim joist and straight into the soil outside. This moment confirmed my worst fears: termites had been silently devouring the home’s structural framework for years, unchecked.
Termite activity was present on over 90% of the sill boxes, sill plates, rim joists, and other structural components. Termites had worked their way up the foundation walls, through baseboards, and even into the drywall on both the basement and main level. The infestation had been so pervasive that no corner of the home seemed untouched. The damage ultimately required over $100,000.00 in repairs, a staggering cost in addition to the purchase price of the property.
The Solution
Confronting an infestation of this magnitude required a meticulous, integrated approach to termite control. Our strategy involved a combination of proven techniques to address the active infestation and prevent future issues:
• Full Conventional Liquid Treatment: We drilled through concrete elements—including the basement slab, garage floor, walkways, and foundation walls—to apply termiticide directly to the termites’ pathways. This ensured that the treatment created an effective barrier where termites were most active, including inaccessible subterranean zones.
• Trenching and Rodding: To establish a comprehensive barrier, we excavated trenches around the home’s exterior and used a rod to inject termiticide to the depth of the footing. This barrier protected the home from future infestations by targeting termites at their entry points.
• Termite Baiting System: We installed bait stations around the property to monitor termite activity and ensure ongoing control. These stations provided an additional layer of protection, allowing us to track and eliminate any surviving termite colonies.
Our approach combined advanced treatment methods with a deep understanding of termite biology and behavior, ensuring the infestation was addressed thoroughly and effectively.
The Outcome
Within 18 months of treatment, all termite bait stations showed no live activity, confirming total colony elimination. The home was stabilized, and the homeowner was finally able to begin the process of repairing the extensive damage. While the cost of repairs was significant, the client expressed immense relief that the infestation had been eradicated and would not return.
Key Takeaways
This case stands as one of the most severe termite infestations I’ve encountered in my career, and it underscores several critical lessons:
• The Importance of Comprehensive Inspections: Stored items and inaccessible areas masked the true extent of the infestation, leading to delayed detection and compounding the damage. This highlights the necessity of ensuring full access to all areas of a property during a WDIIR. In real estate transactions, accurate assessments can prevent buyers from inheriting significant—and avoidable—expenses.
• The Silent Destruction of Termites: Eastern Subterranean Termites are a force to be reckoned with. Their ability to consume wood unnoticed underscores the importance of proactive measures, such as annual inspections and preventive treatments, to protect homes from devastating infestations.
• Expertise Makes a Difference: The successful resolution of this case relied on the specialized knowledge and training of my team. Years of studying termite biology, behavior, and control allowed us to implement a tailored treatment plan that eradicated the infestation and safeguarded the property.
• Proactive Education and Communication: This case serves as a reminder to educate clients, real estate professionals, and the general public about the risks of termite infestations. By promoting awareness of termite behavior and the importance of thorough inspections, we can help others avoid similar situations.
This experience was a sobering reminder of the destructive power of termites and the critical role that pest control professionals play in protecting homes, investments, and peace of mind.
