The two types of termites that are most predominant in Florida are:

1 subterranean termites-which live in the soil and attack structures from the ground up.  Subterraneans must nest in the soil or near a water source to survive.    A Subterranean Termite colony is extremely large. It consists of the queen,  winged reproductive swarmers, soldiers, and workers. The workers are small, creamy white, and what you will most likely see if you break a mud tube.

2 drywood termites- which infest dry wood and do not require contact with the soil.  They can live in the wood of a building and can go undetected until they cause extensive, visible damage.  Licensed pest management professionals have the expertise to inspect buildings and treat them to prevent an infestation or provide treatment when the insects are found.  Termite companies are now required to clearly tell customers if their contract covers both types of termites. Most quality home inspectors will be the first to admit they don’t inspect for termites, but if they see signs of them they will point them out.

Signs of infestation include:

• Winged insects emerging at night attracted to lights (winged termites can be distinguished from winged ants by their thick waist, straight antennae, and equal length wings–winged ants have thin waists, elbowed antennae and shorter hind wings)
• Discarded wings accumulating around window sills or in spider webs
• Wooden pellet (1-2mm long and 6 sided) accumulation on floors or under furniture .  Pellets usually fall into piles as the termites push them out of the infested wood.
• Surface blisters- a papery rustling sound when touched indicates tunnels just beneath the surface.  Infested areas will have a hollow sound when tapped with a screwdriver handle.
• Late Spring and Summer months are the peak seasons for winged termite swarming

Steps consumers can take to protect their homes:

• Remove wood piles, landscaping mulch, firewood, planter boxes and scrap lumber from under and next to their homes
• Maintain 8″ of clearance between the soil and siding
• Promptly repair any moisture leaks or problems in or to the home
• Divert  irrigation sprinklers away from exterior walls and foundation
• Direct water sources, such as air conditioner drip lines and roof downspouts, away from the structure foundation
• When purchasing homes, carefully check the termite protection history of the home.
•  Have an annual inspection of their homes by a licensed professional pest control company
• Obtain a termite protection contract and renew it annually.

According to the National Pest Management Association, termites do more damage than fires, storms, and earthquakes combined!

Costs and treatments can vary greatly.   Be wary of very low prices you may get what you pay for, but not what you expect to get.
To find a qualified termite inspector in you area contact the  Florida Department of Agriculture and Consumer Services, Bureau of Entomology and Pest Control at http://www.floridatermitehelp.org/ or phone 850-921-4177

Jim Goodbrad is the owner of Affordable Home Inspections in Bradenton, Florida.  Jim is a licensed building contractor in Florida and a certified inspector with both NAHI and ASHI.   He has over 12 years of experience inspecting homes, and performs resale inspections, construction progress, 4 point and wind mitigation inspections.   For a thorough inspection at an affordable price Call 941-741-9733 for your next home inspection.

All home inspectors are NOT created equal. Choosing the right certified home inspection company is crucial. To make certain your home inspector is a qualified and certified, you need to check out your inspector. Follow this important advice and you will be able to make an informed real estate purchase with the assistance of a certified home inspector. The following information has been prepared to assist you in evaluating and selecting the best certified home inspection company:

What is the reputation of the inspector?

The home inspector you select should be backed by solid experience and enjoy a reputation for satisfied clients. Building a favorable reputation takes years of dedication to inspector training as well as customer satisfaction. Ask real estate professionals and friends about their experiences with the various home inspectors in the area.

Be sure to ask these important questions about your home inspector:

How much experience does the inspector have?

Does the inspector receive on-going training?

Is the inspector certified by a reputable national not for profit organization like NAHI?

Is a written report available at the time of the inspection?

Is the inspection performed to an accepted national standard?

Are photographs included in the inspection?
Can the report and photographs be sent electronically if you are unable to attend the inspection?

Since water heaters are capable of producing scalding temperatures, we suggest you measure your water temperature upon taking occupancy and adjust it to a safe temperature. For further protection, anti-scald faucets are available for sinks, tubs and showers.

Keep all combustibles away from gas appliances and store no paints or other chemicals in the same room.
Secure any freestanding oven so it cannot tilt forward when weight is applied to the door. (Most ovens come with directions on how to do this.) Individuals have been injured when too much weight is placed on these doors.

Raised decks, porches, balconies, interior and exterior stairs can be areas for high risk of an accidental fall and injury. Graspable handrails mounted between 34 and 38 inches high are recommended for the full length of all stairs. Occupants may not be able to regain their balance with rails that are too big to grip or that are too close to the wall. Guardrails that are at least 36 inches high are advised for any open sides of stairways, raised floor areas, decks, balconies and porches. Current child safety standards call for all openings in rail systems (such as at vertical balusters) to be small enough that a four-inch sphere cannot pass through. Check for slip and fall hazards such as loose or damaged floor coverings.
Be sure you have functional smoke and carbon monoxide detectors in place at all the appropriate locations. Replace batteries and test detectors as recommended by manufacturer. Usually monthly.

Be sure GFCI and AFCI outlets are installed and functioning in appropriate locations. Test regularly according to manufacturers recommendation. Usually monthly.
Exposed incandescent lights in closet areas may be a fire/safety hazard, as globes break and bare light bulbs are a heat source which could ignite stored flammable materials. Consider replacing all incandescent lights in closet areas with cool burning, fluorescent type lights.

Recessed light fixtures (sometimes referred to as “high hats”) that are installed in insulated ceilings can represent a fire hazard if they are not suitably rated. Determining the rating is beyond the scope of our inspection. If recessed light fixtures are present, a qualified, licensed electrician should be consulted to verify the safety of the system.

Check all breakers for accurate labeling and adding labels to any unlabeled breakers in order to provide quick identification when needed.

Never install a fuse or breaker that is rated for more amps than the wire it is protecting is rated for, if you are unsure of the wire’s rating call a qualified, licensed electrician.

If fuses blow, circuit breakers trip frequently, or any appliance sparks or shorts out, contact a licensed electrician immediately for repairs.

Any cabinet which contains chemicals which may be harmful should have safety latches on the cabinet doors to help keep small children out. Saftey covers plugged into unused electrical outlets will help keep small children from sticking objects into them.

Bedroom windows should be kept in good repair in the event they are needed for an emergency exit. We suggest making sure that they always operate freely (without use of force or a key or tool) and place furniture so as to keep windows accessible for emergency use. Older homes may have windows that do not meet current size and height safety standards for emergency exit. You may want to upgrade to egress windows. Providing an escape ladder is a recommended safety enhancement for all upper level bedrooms. All rooms used for sleeping should have functional exits to both the interior and exterior of the home.

Be familiar with the location of all gas-shutoff valves.

If your garage door opener does not have an electronic sensor to reverse the door when the beam is broken we recommend upgrades be made for safety. Check to be sure the sensors are at the recommended height.

Be sure your children are aware of safety needs/precautions and fire escape routes and methods as well as how to properly use fire extinguishers.

Have at least one portable Class A-B fire extinguisher located in the kitchen area, one in the garage area, and one near any gas appliance for use in an emergency.

Due to the possibility of the water heater temperature pressure relief valve leaking after it has been opened, these valves are not tested during the inspection. Manufacturers suggest regular testing to help assure proper performance. Water heater blankets may void the warranty on some water heaters. Drain the water heater annually to prevent the build up of sediment and help maintain efficient water heating. Be sure to turn the power off when draining the water heater to prevent burning out the heating elements.
All shut-off valves or angle stops should be turned regularly by the homeowner to ensure free movement in case of emergency. These valves are not operated during the inspection because they may leak if they haven’t been properly maintained. After operating these valves they will need to be checked to be sure operating them didn’t cause them to start leaking.
Since leaks can occur at any time, plumbing should be checked just before closing and then regularly during occupancy. We advise that all shower floors, tile edges and tub/shower walls be caulked and sealed to prevent moisture penetration. If tile movement is found, you should have the area checked by a professional for leaks and hidden damage. All leaks should be repaired and missing/damaged grouting and caulk should be replaced at once to help prevent future/further damage. Even tile that appears to be in good shape can take on water, so we suggest that you apply a sealant to tiled surfaces upon occupancy. Periodic reapplications are recommended as needed. If sluggish or noisy drains are noted, the drain waste vent system should be checked for blockage, damage or other restriction. Operating an exterior vented exhaust fan in the bathroom helps to reduce the chances of mold growth and harmful condensation.

We suggest that you clean dryer exhaust vents upon occupancy and then regularly to enhance safety/performance. Water hoses to the washer can also fail and cause flooding of the home in a very short time. We recommend hoses be checked just before closing and then regularly during occupancy.
Regular monitoring and maintenance of all roofs is advised. We suggest checking roof surfaces each spring and fall and after any severe storm. Increasing insulation in the attic is one of the best ways to improve the energy efficiency of a home and to reduce the costs of heating and cooling. Most older homes we view can benefit from additional insulation. The Dept. of Energy website (www.eren.doe.gov/consumerinfo) can help you to determine recommended upgrades and the payback period for insulation improvements in your geographical area.

Check foundation walls, floors, concrete, and masonry for cracking, heaving or deterioration. Check all decks, patios, porches, stairs and railings for loose members and deterioration.

Cut back and trim all vegetation from structures.

Use a blower or rake to remove debris from roofs. Large amounts of granulation on the ground or in the gutter is an indication of roof wear. Do not walk on tile roofs as this may crack the tiles. Look for cracked or broken tile from a ladder. If any of the above conditions exist we recommend consulting a qualified licensed professional to evaluate and perform the appropriate work. Check gutters and down spouts regularly for debris and leaks at joints. Blocked gutters can cause water to overflow or backup onto the soffit and fascia causing them to rot.

Check chimneys for loose, deteriorated, or missing mortar.

Keep the outside AC unit clear of shrubs and obstructions within a 2 foot radius to allow free air movement around it. Keep the outside compressor unit level. Replace the filter monthly or more often if it becomes dirty. Check the drain lines and condensation pan for clogs and/or leaks regularly. Have your AC system inspected by a qualified AC professional annually for needed maintenance, like lubrication, cleaning the coils and cleaning the condensation drain line. Dirty coils can reduce the efficiency of the unit and allow mold to grow.

As a part of a regular maintenance program, the painted surfaces including the joints at doors, trim, and windows and other exterior construction joints should be monitored on an annual basis for settling or cracking or other deterioration.

Periodically check the space between the ground and the siding on frame homes for mud tubes (these may look like a root about 1/8″ in diameter) as this is an indication of the presence wood boring insects.

Look at ceilings and window jambs regularly for stains which may indicate leaks.

Any of the above items found not to be in good working order should be repaired as ongoing maintenance of the home. If you don’t do the little things regularly they will turn into a big expense down the road.

If you have questions about any of the above items, or need more information give our office a call at 941-741-9733 and we will be glad to help you with any further information we may have.

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Indicator 1 – Age of Home

The problem of drywall associated corrosion is known to occur in homes built, renovated or repaired with drywall replacement since 2001-2008.

Indicator 2 – Blackening corrosion of air conditioning evaporator coil or repeated A/C evaporator coil failure

This corrosion can result in refrigerant leakage making it impossible to cool the home requiring evaporator coil replacement. This type of corrosion is characterized by the blackening of copper in and around the air handler unit. Note that accessing the A/C coils may be dangerous, and should be performed by a licensed A/C contractor or inspector.

Indicator 3 – Observed metal corrosion

Electrical wiring as well as other copper, silver and metal fixtures may exhibit sulfide corrosion when exposed to the reduced sulfur gases. Most of the following items may be examined by the homeowner. Due to the electrical shock hazard presented by live wires, we recommend you hire a licensed electrician or inspector to inspect electrical system components.

* copper wires, ground wires, and electrical connectors

* un-insulated and un-coated copper pipes and fittings

* chrome-plated bathroom fixtures

* silver and copper jewelry

* mirror backing in bathrooms

Final Analysis:

If you answered ‘Yes’ to all three of the previous questions, the home meets our criteria for a possible case of drywall associated corrosion. Before proceeding to remediate your home, we recommend you have your home evaluated by a trained professional to see if your home meets Indicator 3 for a confirmed case.

For more information visit the following web site:

www.doh.state.fl.us/environment/community/indoor-air/inspections.html