Termites

Homeowner Summary

Termites cause more structural damage to American homes than fires, floods, and hurricanes combined, accounting for roughly $5 billion in property damage each year. They feed on cellulose found in wood, paper, and other plant-based materials, silently consuming the structural framing of your home from the inside out. Because they work hidden behind walls, under floors, and within foundation elements, most homeowners never see a termite until a mature colony has already caused significant damage.

There are three main types that affect homes: subterranean termites (the most common and destructive, found in every state except Alaska), drywood termites (prevalent in coastal and southern states, living entirely inside wood with no soil contact), and dampwood termites (less common, found in very moist wood, mainly in the Pacific Northwest). Each type leaves different evidence and requires different treatment approaches.

Annual professional inspection is the single most important defense against termites. An experienced inspector can detect activity long before visible damage appears. If you are buying or selling a home, a Wood Destroying Insect (WDI) report is typically required by lenders. Treatment costs range from $500 to $2,500 for liquid or bait treatments, and $1,200 to $2,500 for whole-structure fumigation. Structural repairs from unchecked infestations can run $3,000 to $15,000 or more.

How It Works

Termites are social insects that live in colonies ranging from a few thousand (drywood) to several million (subterranean). A colony includes workers (which do the actual wood damage), soldiers (which defend the colony), and reproductives (kings, queens, and seasonal swarmers).

Subterranean termites live in soil and build mud tubes (pencil-width tunnels made of soil, saliva, and feces) to travel between their underground colony and the wood they feed on. They require constant moisture and will not survive in open air. They enter homes through cracks in foundations, expansion joints, and where plumbing or utilities penetrate the slab. Their mud tubes are the most recognizable sign of infestation.

Drywood termites live entirely within the wood they consume and do not need soil contact or external moisture. They enter homes through exposed wood surfaces, attic vents, and gaps in exterior trim. They produce small, hard, six-sided fecal pellets called frass, which they push out through "kick-out holes" in the wood surface. Piles of frass below wooden elements are a telltale sign.

Dampwood termites infest wood with high moisture content (typically above 20%). They are larger than other species and are usually found in decaying logs, stumps, or structural wood affected by leaks or ground contact. Fixing the moisture source is essential to eliminating them.

Maintenance Guide

DIY (Homeowner)

• Inspect your foundation perimeter quarterly for mud tubes on foundation walls, piers, and plumbing penetrations
• Look for swarmers in spring (winged termites emerging indoors near windows and lights indicate an established colony)
• Check for frass: small piles of wood-colored pellets near baseboards, window sills, or attic framing
• Tap exposed wood with a screwdriver handle; damaged wood sounds hollow and may feel soft or crumble
• Eliminate wood-to-soil contact: keep siding, door frames, and deck posts at least 6 inches (15 cm) above grade
• Remove wood debris: scrap lumber, stumps, tree roots, and form boards left in crawlspaces or near foundations
• Store firewood at least 20 feet (6 m) from the home and elevated off the ground
• Fix moisture issues promptly: leaky faucets, poor drainage, clogged gutters, and condensation in crawlspaces
• Maintain ventilation in crawlspaces and attics to reduce humidity
• Keep mulch at least 12 inches (30 cm) from foundation walls, or use non-cellulose alternatives (rubber, gravel)

Professional

• Annual WDI inspection by a licensed pest control operator, including crawlspace, attic, garage, and exterior perimeter
• Use moisture meter readings on suspect wood (above 20% moisture content indicates risk)
• Probe wood with a pick or awl to detect internal galleries
• Inspect bath traps, plumbing penetrations, and expansion joints at slab level
• Check existing bait stations for activity and replenish as needed
• Review and maintain liquid barrier treatments (reapply every 5-10 years depending on product)
• Document findings with photos for comparison year over year

Warning Signs

• Mud tubes on foundation walls, piers, plumbing pipes, or in crawlspaces
• Swarmers (winged termites) emerging indoors, especially in spring; discarded wings near windows
• Piles of frass (tiny, six-sided pellets) below wooden surfaces
• Hollow-sounding wood when tapped
• Blistering or bubbling paint on wood surfaces (may indicate galleries just below)
• Sagging floors, sticking doors, or buckling walls (signs of advanced structural compromise)
• Darkening or discoloration of wood surfaces
• Visible damage in exposed framing, particularly in crawlspaces and basements
• Small "kick-out" holes (about 1/16 inch diameter) in wood surfaces

When to Replace vs Repair

Termite damage assessment depends on the extent of structural compromise:

• Minor surface damage (less than 20% of wood cross-section consumed): wood can be treated with borate solution and reinforced with sister joists or epoxy consolidant
• Moderate damage (20-50% of cross-section): damaged sections should be cut out and replaced with new pressure-treated lumber, sistered alongside the damaged member
• Severe damage (more than 50% of cross-section or load-bearing members compromised): full replacement of affected framing required; may need temporary shoring during repair
• Always address the infestation first before making repairs; otherwise new wood will be consumed
• A structural engineer should evaluate any damage affecting load-bearing elements (beams, joists, sill plates, posts)

Pro Detail

Specifications & Sizing

• Subterranean termite colonies: 60,000 to 1 million+ workers; Formosan colonies can exceed 5 million
• Workers forage up to 300 feet (90 m) from the colony in subterranean species
• Drywood colonies are smaller (1,000-3,000 individuals) but multiple colonies can infest a single structure
• Consumption rate: a mature subterranean colony consumes roughly 1 pound of wood per day
• Termite species identification is critical for treatment selection (soldier head shape and mandibles are key diagnostic features)

Common Failure Modes

• Missed during pre-purchase inspection: inaccessible areas (finished walls, beneath insulation, behind stucco) harbor hidden damage
• Treatment gaps: liquid barriers that do not form a continuous, unbroken chemical zone around the foundation
• Construction defects: foam insulation boards on exterior foundation walls hide mud tubes from inspectors
• Grade issues: soil built up above the foundation sill plate creates hidden entry points
• Untreated wood in contact with soil: deck posts, fence posts, porch supports
• Inadequate drainage: chronic moisture in crawlspaces creates ideal conditions for subterranean termites

Diagnostic Procedures

1. Conduct exterior perimeter inspection for mud tubes, starting at the foundation and working up
2. Inspect crawlspace or basement: foundation walls, piers, sill plates, rim joists, subfloor
3. Check interior: baseboards, window frames, door frames, closets, bathroom walls
4. Probe suspect wood with a sharp pick; termite-damaged wood separates along grain lines and may contain soil (subterranean) or pellets (drywood)
5. Use moisture meter on suspect areas (termite damage often coincides with elevated moisture)
6. Identify species from soldiers or swarmers (subterranean soldiers have rectangular heads; drywood soldiers have large, rounded heads)
7. For drywood, inspect attic framing, rafters, and fascia boards thoroughly
8. Consider acoustic emission detection or infrared thermography for hidden infestations in inaccessible areas

Code & Compliance

• Most states require a valid pest control license to apply termiticides
• FHA and VA loans require a current WDI inspection report (NPMA-33 form) for home purchases
• Many building codes require pre-treatment of soil before slab-on-grade construction
• Pressure-treated lumber (UC4A or higher for ground contact) is required by IRC for wood within 6 inches of soil
• Some jurisdictions mandate termite-resistant construction methods (physical barriers, stainless steel mesh, treated wood) for new builds
• Fumigation requires state-specific licensing, neighbor notification, and regulatory oversight (especially in California)

Cost Guide

| Service | Typical Cost | Factors | |---------|-------------|---------| | Annual WDI inspection | $75 - $150 | Home size, accessibility, market | | Liquid barrier treatment (Termidor, Taurus) | $500 - $2,000 | Linear footage of foundation, soil type | | Bait station system (Sentricon, Trelona) | $1,200 - $3,000 install + $300-$500/year monitoring | Number of stations, property size | | Spot treatment (drywood, localized) | $200 - $1,000 | Number of areas, accessibility | | Whole-structure fumigation (drywood) | $1,200 - $2,500+ | Home square footage, severity | | Structural repair (minor to moderate) | $1,000 - $5,000 | Extent of damage, accessibility | | Structural repair (severe/load-bearing) | $5,000 - $15,000+ | Scope, engineering required |

Regional variation: costs run 20-40% higher in high-activity zones (Southeast, Gulf Coast, Hawaii). Fumigation costs in California often exceed $2,500 due to regulatory requirements.

Energy Impact

Termite damage itself does not directly affect energy efficiency, but the conditions that attract termites (moisture, poor ventilation, wood-to-soil contact) often coincide with energy inefficiency. Damaged structural members can compromise the building envelope, allowing air infiltration. Repairs that address termite entry points (sealing foundation cracks, improving crawlspace ventilation, correcting drainage) typically improve energy performance as a secondary benefit.

Shipshape Integration

Shipshape's moisture monitoring is a frontline defense against termites. Elevated moisture is the leading predictor of subterranean termite risk.

• Crawlspace humidity sensors alert homeowners when relative humidity exceeds 60%, the threshold that creates favorable conditions for termite activity
• Moisture monitoring in crawlspaces and basements detects leaks and condensation that attract subterranean and dampwood termites before colonies establish
• Maintenance reminders prompt annual WDI inspections, keeping homeowners on schedule with the most important preventive measure
• Home Health Score factors in termite inspection status, moisture levels, and wood-to-soil contact risks identified during dealer assessments
• Dealer actions: technicians performing crawlspace or foundation work should note signs of termite activity (mud tubes, frass, damaged wood) and escalate to a licensed pest control operator; document findings with photos in the Shipshape platform for homeowner records
• Alert integration: a sustained moisture alert in a crawlspace can trigger a recommendation for termite inspection, connecting the dots between environmental conditions and pest risk