I inspected this house from 1920 and we found the end of this beam had damage. The client is pushing his belief for termites, the agent is believing only rot. I am undecided. I personally believe maybe a combination fo rot and maybe termites.
I really don’t see insect damage that often and when i do its very obvious what I see, tubes and frass.
This beam is sitting right on the ground. What are your thoughts?? This is the best I could do for a picture. The crawlspace was WAY to small to access.
The agent is really pushing the client to keep this transaction going, Very frustrating in my opinion.
I see rot for sure and likely termites due to the frass… but it looks a lot like soil so hard to say. The obvious question is, why does it matter? Agents are so funny (trying to be nice). They cling to some ray of hope to keep their paycheck alive. As if rot is better for some reason? I suppose they are playing the angle that termites spread more so rot alone would be better. I love how everyone turns into a biologist and entomologist when a paycheck in on the line.
The client is stating they don’t have the money to tackle problems like this plus others i uncovered. The agent insists its not that bad. I’m staying neutral and just stating facts of what’s there. She was trying to teel me how a modern house is built, this house is so far from modern its not funny, I tried politely explaining DUHHH I know how a house is built and none of that pertains in this case. This beam that appears to be supporting the floor joists is sitting right on the ground not a foundation of any kind.
Do you have a pic further back? that looks like insulation to the right? Was that over an elevated footing/stem wall?
It may not be a beam, looks like possibly 2x4 backing for the trim board, as there is also a 2x to the left.
Termite/rot doesnt matter, recommend a termite inspection be done and take the liability away from yourself
A modern house would have been built with PT lumber in that area and not rotted in that manner, so it MUST be due to Termites. Thank you very much Mz/Mr Realtor!!
I couldn’t see inside the falling insulation was stuck down and blocking view. I have only a couple inches to try to see in and I just couldn’t. I’m recommending further examination. I talked with the agent more tonight, apparently the buyer pulled wood off the other corner when I was inspecting other items and the beam or whatever is was was fully rotten/damaged.
It doesnt seem like a load bearing post. Thats why more pics would help. It may not be structural at all, but the exposed insulation is also in question.
Was it slab on grade? Stem wall? these answers would help determine if it is structural.
If there is wood behind the insulation, you have a larger problem
Good point on the PT. I should have thought of that argument. I was just so blown away by her wanting to push the client. even thought the client stated several times we don’t have the money to fix this. and they want to walk away.
Write it up hard and don’t get in between the client, their agent, and the seller. Let them battle it out. In my state, we’re not allowed to get involved by law. Regarding termites… impossible to tell from the single pic your posted, but it does look like something was munching on it.
Aside from termites, your client must understand they would be purchasing 1920s house built in ways we no longer build. The house has very old untreated lumber in direct contact with the soil = bad bad stuff. There is A LOT of risk involved. It’s up to the buyer to decide what works for them as long as they understand what they are buying. Termites are not necessary to cause damage when you have bare, untreated, wood in contact with soil from 1920s.
Two terms I use, wood destroying insect (WDI) and wood destroying organism (WDO).
The agent may say those are not termites. You can say “maybe not but there is enough evidence of WDI that MY client needs to consult with a pest control contractor and that is my recommendation, have a good day.”
If the agent gives bad advice after that, so be it.
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Two terms I use, wood destroying insect (WDI) and wood destroying organism (WDO).
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In florida, they are all considered WDO. But carpenter ants are not considered WDO, because they dont “eat” the wood
Hi , to me from what i can see from the picture it looks like it is rotted but really what is the BIG difference , rotted or termites / carpenter’s ants it is still damaged and needs to be evaluated by a licensed contractor in that field .
They may create further damage if the wood fiber is already compromised by rot//beetles/termites.
You are correct. Carpenter ants & bees are not a wood destroying organism by law.
Definition FS 482.226: Arthropod or plant life which damages and can reinfest seasoned wood in a structure, namely, termites, powder post beetles, old house borers and wood decaying fungi.
