This older home in Sun City West had termites in the attic, but I could not find a single termite tube on the outside of the house or anywhere inside. So how did they get up there? In this inspection I walk through what we call conducive conditions: the things around a home that invite termites in.
Termite damage in the attic trusses
As I walked through the attic I could hear crunching under my feet. That crunch is termite damage. Almost in the middle of the house, I could push my finger into a 2×4 truss that should have been solid. The damage was already done, and it is hard to say how far it goes until the insulation comes out and every truss can be checked.
Moisture and poor ventilation
- Almost no attic ventilation. No ridge vent and no soffit vents, just a couple of gable vents.
- A bathroom fan venting into the attic. It was never run out through the roof, so warm, wet air was dumping right into the attic along a gable wall.
- A missing shingle at a corner of the roof. Any water that gets in there can soften wood and draw termites up.
Excess moisture plus minimal ventilation is not a good combination. Termites in Arizona go looking for moisture, and an attic like this gives it to them.
Problems outside the house
- Faulty grading. Low spots next to the house hold water against the foundation instead of moving it away.
- Gutters that work backwards. One gutter discharged through a small hole onto the tile roof and down to another gutter, then dumped next to the garage instead of five or six feet from the foundation.
- Vegetation touching the home. Trees and shrubs should be cut back at least 3 feet. One tree had grown right through the patio roof, which gives termites a bridge from the ground into the patio and attic.
- Wood trim down to the ground. The garage door trim touched the soil, so it wicks up moisture, never dries out and hides any termites tunneling up into it. You could already see water damage on the inside of the garage door.
Clues inside: nail pops and patched ceilings
Inside, I found nail pops in almost every room, plus a lot of patched spots in a slightly different color and texture. Some of that comes from heat, moisture and movement. But when termite tubes poke through a ceiling and someone patches them, you cannot tell the difference from a nail pop. In the primary bedroom, right where the big tree touches the house, there were several patches in a row. Patterns like that make me look harder for termites.
Hidden spots termites love
- A jetted tub with no access panel. The pump did not work, and there was no way to check the motor and pipes underneath. Leaks under tubs are one of the most common places termites get in.
- A water-damaged kitchen sink cabinet. The cabinet floor was pushed in from past leaks, likely from a hot water dispenser that had been taped off.
A gas safety item in the garage
The garage had two gas furnaces and a gas water heater, but only enough combustion air venting for one or two appliances, and no low vent. Gas appliances need fresh air to burn properly. Without it, you risk backdrafting and carbon monoxide problems, so the venting needs to be upgraded.
It is not if you get termites, it is when
Homes built in the late 1980s and early 1990s in the Phoenix area were often built like this one, and building practices have changed a lot since then to control subterranean termites. Here in Arizona, it is not a question of if you will get termites, it is when. If you never do, go buy a lottery ticket. The best defense is controlling moisture: fix leaks, keep water away from the foundation, trim plants back and leave a gap between wood and soil.
Termite inspections in Gilbert and across Arizona
Property Inspections Plus is based in Gilbert, and we inspect homes all over the Valley, including Sun City West and the rest of the West Valley. Every home inspection includes a termite (WDO) inspection at no extra charge, done by Dan Pierce, a Certified Master Inspector and licensed Arizona termite inspector. If no active termites are found, your inspection also comes with a 1-year termite warranty backed by our partners at Firehouse Pest Control in Gilbert.
Want to learn the warning signs yourself? Start with how to spot termites in your Arizona home, or browse more termite posts.
Buying a home? Book your inspection online or call 623-399-0079.
