Expert: Russel Ray - 11/15/2008

Question
I needed to know how long as a buyer that we can do anything of items not disclosed in the buy. I am being transfered with the Army and realized in getting our home we bought in Sept 2006 has exstensive termite damage through out the house. It is obivious the previous owner covered up with wall paper and new wall paper in the bathroom so it wasnt obvious. We were getting the house ready to rent and found the termites everywhere.
I guess the question is do I have a leg to stand on this far out from the buy?

Answer
Hey, Jayson.

Termites can do significant damage in a very short time. Unfortunately, I don't know what state you're in, but here in Southern California we have two different termite species that swarm at two different times of year, so since September 2006 there would have been four swarmings out here. That's a lot of swarming and a lot of time for them do take up residence and cause a lot of damage.

Wall paper is notorious for being a cause of problems. For example, I never recommend putting wall paper in bathrooms because any seam cracks in the wall paper, or any other damage, can allow moisture to penetrate behind the wall paper, causing rot (which sometimes looks like termite damage) or increasing the moisture content of the structural framing and making it an attractive home for termites. Either way, one loses with wall paper in bathrooms.

Most termite inspectors and home inspectors are familiar with the problems created by wall paper, so I'm wondering why either of them did not find the problem or did not warn you of the possible problem.

It would probably be difficult to prove that the previous owner knew about the termite damage, especially if you got a termite inspection and a home inspection, or that he put the wall paper on to cover up damage. You'd have to find out where he bought the wall paper, have them testify that he bought it there just prior to the sale, or have the wall paper receipt, or find the wall paper installers, etc.

In light of all that, the time that has gone by, and the habits of termites, I suspect it's easier to just deal with the termites.

Good luck, though. They can be a nasty and unwelcome guest in our homes.



Hey, Jayson.

Drill holes don't necessarily mean that there was an infestation. I have a degree in forestry from Texas A&M University, so I've known about termites and the damage they cause for 35+ years. Consequently, I've always been proactive in protecting my properties against termite infestations. So if you were to look at any house that I have owned, you'd find drill holes around the foundation, in the attic, and in the foundation crawl space. I never had a termite infestation, though. I've also been one to paint my attic. A good, thick coat of paint is a great deterent to termite infestations, and since the attic is ventilated, termites can get in through the attic vent screens. Paint can prevent them from making your home their home. So don't make any too-soon presumptions about what proactive and preventive maintenance may or may not have been done.