Hey, it looks like a circus tent in your neighborhood. And a patriotic one at that!

Any clue what it is?

As a Carlsbad home seller, the circus tent may very well end up in your yard. By choice, of course.

Carlsbad homes, like many Southern California homes, often have problems with termites. It seems to be a fact of life here. I am not an expert – for that you need to consult someone who is. But here are some things to consider.

There are 5 species of termites in Southern California (this is not my knowledge, I found it on this website – check it out for more information).

When a home is sold, it is common for the seller to have a termite inspection completed by a reputable structural pest control inspection company (well, they SHOULD be reputable, they aren’t all from what I’ve heard) as part of the process; such inspections are not mandated by state law, BUT mortgage companies will often require the buyer to provide proof that the home they are buying is free of active infestation by termites unless it is new construction.

The way in which the inspection and fees are to be handled, as well as the eradication of active termites and repair of any damage, is negotiated in the Residential Purchase Agreement and Joint Escrow Instructions (Form RPA Item #4), and often the supplemental Wood Destroying Pest Inspection and Allocation of Cost Addendum (Form WPA) is included. Commonly the seller pays for the inspection and getting rid of evident infestation or infection plus recommended repairs but this can be negotiated.

Depending on the results of the inspection, a seller may have some options to take care of active termite infestation (talk to the experts to find out what your options are).

• Tenting (yep, that’s the circus tent) and fumigation have been commonly used to eradicate termites. Homeowners (and pets) must vacate the premises for a day or two during the process.

• Another method (you may have heard it advertised on TV) is Orange oil which is viewed as being an environmentally safe alternative (Xtermite is a company that offers this method).
  

• There are other techniques as well – check with , including heat, cold, and electrocution. Check with the inspection company on your options.

An inspection report will be time limited, plus a buyer can decide to have their own inspection as part of their due diligence. Normally a clearance will need to be obtained, after the termites have been cleared and the damages repaired, and provided to the buyer’s lender in order for escrow to close.

As a Carlsbad home buyer, know that the seller only needs to provide a clearance (if your lender requires it); they can choose how to take care of the cause of the damaged wood and the repairs themselves as long as they meet the provisions of the Structural Pest Control Act (they must repair the existing damage and take care of the “cause” of the damage in order to receive a clearance). And it is more complicated in the case of a condominium where there are common walls. You may wish to have your own repair work done (at your expense) if you are concerned that it will not be done to your satisfaction, or negotiate this further with the seller if they are willing.

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If I can provide more information about this community or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360
or email me at JDowler@remax.net.