Not a Treatment Failure, But a Building Change

Editor’s note: In the following case study, Reid Ipser, termite technical director/entomologist, Massey Services, Orlando, Fla., recalls a Formosan termite case study where a post-construction modification created a hidden entry point and how Massey Services tracked down and solved the problem.

One of the most challenging termite issues I recall occurred at a custom-built home in Central Florida. The home had experienced multiple Formosan subterranean termite swarms despite having what should have been a very robust protection program.

The home was just two years old and had received a full new construction termite pre-treatment from Massey Services, including borate wood treatment and concrete block treatment. On top of that, the home was further protected by the Sentricon System, a subterranean termite baiting system designed to eliminate termite colonies. About 15 months after the pre-treatment and a month after the Sentricon stations were installed, the homeowner reported termite swarmers emerging in the kitchen. At first glance, nothing about the situation made sense. Sentricon stations showed no activity, all bait cartridges were untouched and there were no obvious exterior entry points.

Finding no termites in the stations, we made an exterior perimeter liquid treatment, including spot treatments near a suspected plumbing penetration; this temporarily stopped the swarming, but only briefly. Within weeks, swarmers returned, first again in the kitchen and later in an upstairs bedroom. Each time, targeted treatments reduced activity for a short period, then the termites reappeared somewhere else.

At that point, it was clear we weren’t dealing with a normal intrusion. When you have a new home, with repeated swarm events, and multiple layers of protection already in place, that’s a strong indicator it’s most likely a hidden structural problem that we haven’t yet identified. We suspected the colony originated underground, but needed to confirm.

NEXT STEPS. We escalated our investigation and shifted away from routine treatments to full discovery work. This included opening concealed areas and retracing construction details.

One of the first major clues came from a kitchen island. It had originally been designed as a functional island but had been altered during construction. Beneath it, we found bare soil and a capped plumbing penetration, which is exactly the kind of environment that attracts Formosan termites. When portions of the island were removed, we discovered a carton nest, confirming an active infestation. We treated the nest thoroughly, but the problem persisted.

Soon after, swarming began from the master bedroom porch area. Our inspection revealed an infestation in the porch header boards; this is another red flag, since termites are especially attracted to “sandwiched” wood members that trap moisture and heat.

Despite additional treatments, activity continued. That’s when I personally went to the site and reviewed construction photos the homeowner had saved. Comparing early construction images to the finished structure revealed the missing piece.

Originally, the master bedroom porch had been designed as an open, covered space. After our pre-treatment was completed, the homeowner asked the builder to modify the porch to support an outdoor kitchen. To add an electrical outlet, the builder constructed a narrow false wall, which was about 3 feet wide and 10 feet tall.

That wall had never been treated with borate and was not included in the original pre-treatment scope.

When we opened it up, the source of the entire problem became obvious.

The wall was completely destroyed. Inside we found two active Formosan carton nests. The termites had entered through that untreated post-construction wall, traveled upward into the porch headers, and exploited the plumbing penetration beneath the kitchen island, creating multiple infestation points from a single vulnerability.

FOLLOW-UP AND RESOLUTION. Once we identified the true source, Massey Services took full responsibility for remediation. We coordinated extensive repairs to remove and replace damaged materials, including the kitchen island; the structural components beneath the island and the porch header boards supporting the master bedroom porch. The Sentricon System remained in place and several months after the repairs were completed, we observed termite feeding in the bait stations. This feeding activity provided confirmation that the colony had been intercepted and suppressed. Since then, there has been no further termite activity.

It’s also worth noting that the home was built on a former cow pasture, an environment rich in buried organic matter and old root systems. In my assessment, the structure was likely built directly over a mature Formosan colony. Even with a single-pour slab, hairline cracks are unavoidable, and that colony was simply waiting for an untreated opportunity, which the post-construction changes provided.

Despite the severity of the infestation, the homeowner remained satisfied throughout the process and later left a very positive review, citing our responsiveness and professionalism.

LESSONS LEARNED. I now use this case regularly in our internal termite training programs because it highlights several critical lessons for the industry.

First, post-construction changes are high risk. Any modification made after a pre-treatment — new walls, plumbing, electrical additions, grading changes — can create untreated gaps that termites will find.

Second, documentation is invaluable. Construction photos, blueprints and homeowner records were essential in identifying what had changed and when.

Third, repeated swarming requires deeper investigation. When spot treatments only provide temporary relief, technicians must shift into full discovery mode rather than continuing surface-level fixes.

Fourth, thorough inspections are non-negotiable. Concealed voids, false walls and altered structural elements can turn a small oversight into major structural damage.

Finally, environmental history matters. Former agricultural land, especially pastures and groves, often supports mature termite colonies that elevate risk.

FINAL THOUGHTS. I’ve seen this same pattern elsewhere. In one Pensacola, Fla., case, spray foam insulation added after pre-treatment allowed termites to become suspended within the structure, ultimately resulting in extremely costly repairs. The common denominator is always the same: the homeowner makes changes after the pre-treatment without notifying the pest management provider.

The reality is that even the best termite program can be undermined by post-construction modifications. Long-term success depends on communication, vigilance and a willingness to look beyond the obvious. In termite control, success is directly correlated with how thorough you are — during inspection, during treatment, and long after a house is finished.