Termite Inspection for Escrow: What the Report Actually Covers

A standard termite inspection for escrow examines all accessible structural wood members for evidence of subterranean termites, drywood termites, and other wood-destroying organisms. The process typically requires 30–60 minutes on site and produces a written report that notes active infestations, past damage, and conducive conditions such as soil-to-wood contact or moisture levels above 20 percent. Homeowners receive this report before closing, and lenders often require clearance of active findings before funding.

Inspection Process and Scope

Inspectors begin at the foundation and move through crawl spaces, basements, attics, and exterior wood elements. They probe sill plates, joists, and headers with a screwdriver or probe while looking for mud tubes, fecal pellets, and hollow-sounding wood. In the Bay Area, where housing stock from the early 1900s is common, inspectors pay special attention to older pier-and-beam construction that provides direct soil access. The report lists each finding by location and severity, using diagrams or photos when damage exceeds 10 percent of a member’s cross-section. Only accessible areas are inspected; inspectors do not open walls or remove insulation unless it is already loose.

Subterranean Termites in California Housing Stock

Subterranean termites maintain colonies that can extend 100 feet or more from the main nest, foraging along utility lines and foundation cracks as small as 1/32 inch. In older Bay Area neighborhoods these colonies often go undetected until escrow because winter temperatures rarely drop below 50 °F, allowing year-round activity. The report identifies mud tubes on foundation walls, damaged wood adjacent to soil, and moisture readings above 18 percent that support colony survival. Readers can find additional detail on how these pests interact with pre-1950 construction in the article subterranean termites and California's older housing stock. Homeowners can reduce risk by clearing 6–12 inches of soil from foundation perimeters and fixing leaks, but active colonies require treatment by a licensed operator.

Drywood Termites and Report Limitations

Drywood termites colonize wood with moisture content as low as 8 percent and produce distinctive 1 mm fecal pellets that accumulate in small piles. Inspectors check window sills, fascia boards, and attic rafters where these pellets are most visible. The report states whether live insects or fresh pellets were found and whether damage is localized or structural. It does not cover concealed framing inside walls, under flooring, or in roof sheathing covered by insulation. A separate termite inspection page outlines the exact access limitations that apply to every escrow report. Homeowners can perform basic sanitation by removing scrap wood and sealing exterior cracks larger than 1/8 inch, yet confirming the absence of hidden colonies always requires a licensed inspection.

What Homeowners Can Address Themselves

Before escrow, owners can correct obvious conducive conditions such as sprinkler heads spraying within 12 inches of siding, stacked lumber against foundations, or gutters that overflow onto fascia. These steps reduce future risk but do not eliminate existing colonies. Once the report identifies active subterranean termites or drywood termites, treatment options including soil-applied termiticides or localized wood treatments must be performed by licensed operators because California regulations require specific pesticide handling and reporting. Post-treatment, homeowners maintain exclusion by keeping vegetation 18 inches from structures and monitoring moisture levels quarterly with a simple meter.