Termite-Friendly Builders And Architects

"My job is to correct a termite problem. I’m not responsible for wood decay." It is a common Myth Conception that a PCO can ignore decay problems in a structure.

However, Dr. George Rambo, director of research, education and technical resources for the National Pest control Association, told me of a PCO who performed a quality termite job according to the label, but lost a court case because he ignored a serious decay situation in his original inspection report. The judge ruled that laypeople cannot be expected to distinguish between the damage done by various wood-destroying organisms. The termite operator had believed that since he was hired to do a termite job, he was responsible only for identifying termite-related problems in the structure.

I can appreciate why some elements in our industry hesitate to get involved with decay problems. This would require more training in moisture detection and control, and create more liability for hidden decay uncovered during remodeling work. Isn’t it hard enough to keep up with termite-related training for technicians? Who wants to get involved with ubiquitous hidden damage from decay which could be discovered years later?

Unrealistic expectations. The public demand seems to be growing for total elimination of both pests and pesticides - an impossible goal at the present time. Ever higher expectations are demanded of the termite control operator.

But the layperson who asks for a termite inspection expects a report on the condition of all the wood components in the structure. In fairness, an engineer specializing in building construction should be hired to examine the structure, especially if the PCO’s report mentions a condition conducive to decay. It is inconceivable that a person buying a $250,000 home should rely on the report of a termite operator who gets $35 for a "clearance" report. But it happens every day, frequently with PCOs who accede to realtors who pressure them for a favorable report.

Compounding the problem of creating conditions conducive to decay are construction practices which I described in several recent Myth conceptions articles. While there are some ethical, conscientious builders, there are many who indulge in sleazy trade practices, shortcuts and even fraud. In addition, many architects re often oblivious to the needs and practices of our industry. They often design buildings that include termite-friendly elements which also favor other pests. I is not always the builder’s fault that PCOs face so many building "boners."

The PCO’s number one target is the source of water holes in structures. Without them, there would be little work for our industry. There is an incredible number of such "wells" in every building. They have developed because of the trend toward tighter building design as a way to conserve energy, and because of increased water usage and changing lifestyles. A sharp drop in the quality of building materials and construction practices also has accelerated the damage from these moisture sources.

To address this problem, PCOs must assume a "water hole" mentality. Just as the jungle predator uses "water hole" mentality to survive, the PCO must think in terms of were water enters and accumulates in a typical structure. What progress we would make if PCOs could trade the "baseboard and fog jockey" mentality for a "water hole" awareness attitude!

What follows are typical water-related conditions which a wood-destroying organism inspector must constantly be on the lookout for, from the top of a structure to the bottom. This compilation is based on a talk I gave in Pittsburgh to a group of Pennsylvania PCOs at a seminar on termite biology and control sponsored by DowElanco. Incidentally, an inspection which does not include careful examination of top floor conditions is incomplete and ma open a door to a lawsuit.

Rain water problems. First, let’s examine rain water-related conditions that promote the onset of wood decay in structures. They include:

• No gutters. Rainwater that falls on a structure with missing or damaged gutters soaks into the backfill, creating an excellent environment for termites and other wood-destroying pests. Termites and other insects are attracted to the water. The environment is sometimes further enhanced by the presence of a heated foundation wall.

• Plugged gutters. Roof water is frequently seen cascading over gutters plugged with leaves and dirt, creating conditions conducive to wood decay and termite activity.

• Downspouts. Roof water from a downspout is dumped onto soil at or near the foundation. A short concrete splash trough is no improvement, concentrating rainfall from a 1,000 square-foot area onto a 10-square-foot area. Tropical rain forests don’t get that much annual rainfall!

• Short overhangs. When overhangs are too short, driven rain hits more wall area with a greater chance of entering cracks in shrunken mortar and the trim around doors and windows. The water reaches inside the wall and can wet the rug on a slab.

• Underground pipes. Rainwater is frequently piped underground to a nearby pit which is filled with gravel. Many builders do this to avoid the cost or legal restrictions associated with connecting to a sewer line. The wet soil and warm foundation wall serve as magnets for nearby termite populations.

• Underground conduits. Rainwater often drains into an underground conduit which sometimes separates or cracks, letting it soak into the site. This condition is not easy to detect, unless the basement is always damp and cracks develop in floors or walls as a result of soft, water-soaked soil under portions of the structure.

• Loose downspouts. If a downspout fits loosely into a funnel, roof water is allowed to spill over, resulting in numerous moisture problems.

• Plugged up french drains. French drains, built to handle a known water condition, are sometimes never connected to a sewer, stream or street. Even more often, they’re plugged p and useless after many years of accumulated sediment. They need to be dug up and rebuilt to prevent foundation walls and floors from becoming wet.

• Undiverted rainfall. Hillside rainfall not diverted from flooding into the backfill can cause all kinds of problems for PCOs and homeowners. Water from several thousand square feet of uphill turf can roll down against the foundation if it is not diverted, enough to wear away a rock, let alone a particle of toxicant.

• Sewage lines. Underground sewage lines, while not a rainfall problem, can separate at the joints, with earthquake-prone areas especially susceptible. Sewage water then soaks the soil below the slab. Often there is very little slant in the drainage line because the builder has accommodated a client who wanted a deep basement.

The roof. Several conditions on the roof can sustain carpenter ant infestations, as well as "high-rise" subterranean termite problems. A leaky roof often can be identified by stained wood in the attic. A moisture meter is an invaluable tool in these locations, particularly when inspecting the plaster covering the chimney stack or the exterior walls near the roof line. If the moisture content is higher at these sites than it is on the plaster at interior partition walls, one might suspect a roof leak. Other conditions conducive to moisture problems in and around the roof line include:

• Loose flashing. Loose flashing around the chimney and dormers invite moisture problems in structures. In many cases, the original roof cement and caulking has deteriorated.

• Parapet flashing. The flashing on parapets is often skimpy and driven rain can enter walls in these locations.

• Sheathing. The sheathing under roof paper often is a particle board, which is sometimes held together with a water-soluble casein derivative. This material is particularly susceptible to water damage.

• Flat roofs. Flat roofs are leak-prone and can support substantial populations of carpenter ants and subterranean termites. The ceilings below flat roofs must be checked on a regular basis with a moisture meter to identify moisture problems.

• Inferior roof paper. Roof paper and felt paper are often made from lightweight grades and not recoated often enough As a result, small leaks can go unnoticed for years.

• Roof stones. The small stones used to cover the roof area of commercial buildings are sometimes walked on excessively, puncturing the roof.

• Condensate from air conditioning units. Air conditioner condensate rusts anchor bolts and wets insulation.

• Improperly installed skylights. Skylights are often poorly caulked or the flashing is improperly installed, creating all kinds of moisture problems for PCOs.

Other potential water holes. Additional water problems for PCOs and homeowners include:

• Condensate on timbers in unventilated crawl spaces or attics.
• Leaky steampipes.
• Lawn irrigation units that splash water onto buildings.
• Plumbing leaks in baths or kitchens, including leaking toilet bowl seals.
• Improperly vented clothes dryers.

As you can see, there are numerous conditions conducive to water-related insect and decay damage n structures. To properly identify and treat these locations, PCOs must have a thorough understanding of pest-friendly construction practices.

__ Harry Katz

The author is a contributing editor to Pest Control Technology magazine.