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Termite Issue
BSA Case History 2
We were engaged by some clients who had purchased a home on a pretty poor building and pest inspection. (We are firmly of the view that very, very few can remain up to date in both building and pest inspections) No evidence of termite treatment was found by this inspector despite the external slabs being drilled, and the original Termite Treatment Notice was in the electricity meter box describing treatment using a post July 1995 termiticide.
In the course of our inspection with an architect/builder, live termites (Coptotermes spp.) and extensive termite damage were discovered to the roof void and interior. Excessive mortar muck was visible on top of the footings. A large plumbing stack was on the back of the home at the ensuite near the active termites inside.
Termites can freely work within 10mm of soil treated using modern termiticides, and the excess mortar muck prevents the chemical from forming a full and continuous barrier between the top of the footings and the finished soil height. We have found termites running in the cold joint formed between the mortar muck and the footings despite Australian Standard and termiticide label compliant treatment above.
From that inspection a BSA Dispute Notice was lodged in relation to the initial termite treatment, and a BSA site meeting was held with the builder attending. The excessive mortar muck was noted, and live termites were discovered entering the home under the plumbing stack. As a result, a direction to rectify was issued against the builder.
We also learnt at that meeting that the previous owners of the home had a history of termite attack, and had also lodged a BSA Dispute Notice. The BSA had investigated the issue, and found that the builder had no case to answer. There is a pretty big question mark on that previous inspection, and we aren't being told anything more about it.
Because the excess mortar muck on top of the footings continues under the slab, our advice was to cut and/or break the concrete slabs against the home, remove the mortar muck, and treat with Biflex termiticide (labelled expected protection period of at least 10 years) using a soil replacement technique. The concrete slab could then be replaced.
The option chosen by the builder has been to drill and inject the concrete slab, and treat using Bayer Premise. This is a cheaper option to apply, and with Premise being non repellent will most likely stop the termites from entering the home. The down side is that the termiticide has a labelled expected protection period of just 2 years.
We're involved in two other properties that this builder has built, including a townhouse development. We'll keep you posted!
The different bodies above in red are links to further information on each one. Please follow the links. © Mark Porter 2002
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