| |
Q. UNDER WHAT CONDITIONS IS A PEST CONTROL INSPECTION REPORT
REQUIRED?
A. Although the State of California regulates structural
pest control firms, it does not require a Wood Destroying Pests
and Organisms Inspection Report prior to the sale of property.
However, prior to lending money on a property, a financial institution
usually requires an inspection report to ensure that the building
is structurally sound. This requirement protects its investment
and provides the home buyer with an inexpensive safeguard against
the cost of structural pest control repair and treatment. A
buyer is advised to arrange for a structural pest control inspection
regardless of the condition of the home at the time of sale.
The cost of an inspection is minimal compared to the cost of
repairing undetected pest damage that could cost thousands of
dollars.
Q. HOW DO I KNOW WHICH PEST CONTROL
COMPANY TO USE?
A. The Structural Pest Control Board cannot recommend a
specific company. You may want to contact a family member or
friend who has used a company in the past. Once you have selected
a company, you may contact the Board for licensing information
and complaint history.
Q. WHAT ARE THE RIGHTS OF THE BUYER WITH REGARD TO STRUCTURAL
PEST INSPECTION REPORTS AND STRUCTURAL PEST CONTROL TREATMENT?
A. When a structural pest control company is hired, it is
accountable to both the buyer and seller, regardless of who
pays for the inspection. It is required to furnish the person
who ordered the inspection with a copy of the report within
ten working days. Under Section 1099 of the Civil Code, the
seller usually delivers copies of the inspection reports to
the buyer. Copies can also be obtained through escrow.
If there is any question about the report(s), the buyer should
contact the company that made the inspection and/or performed
the work. It is always advisable for buyers to order their own
inspections.
Q. WHAT INFORMATION MUST BE INCLUDED ON THE INSPECTION REPORT?
A. The Structural Pest Control Act requires that all structural
pest control companies in California use a standardized inspection
report form. The inspection report should include any wood-destroying
pests (such as termites or wood-boring beetles), fungus, and
the resulting structural damage that is visible and accessible
on the date of inspection. Conditions considered likely to lead
to future wood-destroying pest infestations or infections such
as excessive moisture, earthto- wood contact, and faulty grade
levels are also identified on the report. Recommendations are
also made for treatment or repair.
A diagram on the inspection report must detail every part of
the house checked for signs of infestation or infections. The
report must also state which areas have been inspected and which
areas have not been inspected because of inaccessibility. It
is important to make sure the inspector understands what structures
you want inspected and to be sure these areas were inspected.
Outbuildings are generally not inspected unless requested. If
you did not order the report, be sure to check if it is a limited
or a complete report before accepting it. For real estate transfers,
a complete structural pest inspection report is preferable.
Q. WHAT AREAS ARE CONSIDERED TO BE
INACCESSIBLE ON THE INSPECTION REPORT?
A. Areas that cannot be inspected without opening the structure
or removing the objects blocking the opening are considered
inaccessible. Attics or subareas without adequate crawl space,
slab foundations without openings to bathroom plumbing, floors
covered by carpeting, wall interiors, and locked storage areas
are the most common.
The pest control inspector must list all inaccessible areas
and the specific reasons why they were not inspected. Careful
attention should be paid to these areas, since there may be
structural pest problems which cannot be detected without further
inspection. The report will recommend whether or not further
inspection is appropriate.
Q. DO ALL RECOMMENDATIONS LISTED ON AN INSPECTION REPORT
HAVE TO BE COMPLETED PRIOR TO THE SALE OF THE HOME?
A. There is no law requiring that any recommendations listed
on a report must be completed. However, many financial institutions
require that both the inspection and all recommendations be
completed prior to the close of escrow. The lender usually requires
certification from a pest control company stating that the structure
is free of infestation or infection. Some financial institutions
may only be interested in determining whether recommendations
for correcting active infestations and infections and the resulting
damage
have been completed. Lenders such as FHA and VA may require
conditions that are present which could lead to an infestation
or infection to be completed also.
A consumer may request a report from the pest control company
which designates each item as either a Section 1, Section 2,
or unknown for further inspection. Whether the buyer or seller
pays for the work depends on the contract. The buyer should
be aware of any recommendations which have not been completed
before purchasing the home.
Structural pest control companies are required to complete a
Notice of Work Completed and Not Completed when any work is
done on a structure. Review all reports carefully for any indications
that work has not been performed. The certification can be found
on an inspection report, completion notice, or on the company's
letterhead. The certification may include
disclosures in situations where all of the recommended work
has not been completed. The inspection report and the completion
notice should be delivered to the person who ordered the report
and to the property owner, or the agent, within ten working
days.
Q. IF TWO INSPECTION REPORTS ARE FILED ON THE SAME STRUCTURE
WITHIN A REASONABLY CLOSE PERIOD, SHOULD THEY BE NEARLY IDENTICAL?
A. There are three parts of an inspection report: findings,
recommendations, and estimates. Findings should be the same,
no matter which company performs the inspection, although minor
differences are not uncommon. Any major differences, such as
one company failing to report an active infestation while the
other company reports one, should be brought to the attention
of both companies. If their explanations are not satisfactory,
the Structural Pest Control Board should be contacted for assistance.
Recommendations made by structural pest control companies can
differ since there are different ways to repair structural pest
damage or correct conditions.
Estimates to correct the problems and/or conditions identified
by the inspection report may vary. While a specific price for
each recommendation must be given, the Board does not regulate
or control pricing in any way.
Q. HOW LONG IS AN INSPECTION REPORT CONSIDERED VALID, AND
ARE COMPANIES REQUIRED TO CERTIFY THEIR INSPECTION AND/OR WORK?
A. Under the Structural Pest Control Act, there is a two-year
statute of limitations on all inspection reports and completion
notices. This means all complaints against licensees must be
filed with the Board within two years after the date of inspection
or completion of recommendations. Companies are not responsible
for conditions which develop or become visible after the date
of inspection. For that reason, it is advisable for a buyer
to obtain an inspection report as close as possible to the close
of escrow. If the seller orders the report, it is advisable
to obtain it when the house is listed so that repairs may be
completed before the start of escrow.
A structural pest control company is required to certify its
inspection and/or work if requested by the person ordering the
report. They will certify that either:
-
the inspection disclosed no evidence of active infestation
or infection by wooddestroying pests or organisms in the
visible and accessible areas;
-
the inspection disclosed active infestation or infection
in visible and accessible areas which have been corrected;
or
-
the property is free of pest infestation or infection in
the visible and accessible areas, except for specified
areas indicated. In cases where a structure is fumigated,
the fumigation company will issue a certification of fumigation
within five days after completing the fumigation.
Every
completion report should be compared with a copy of the inspection
report to determine if there are any conditions which have
not been corrected or if secondary, substandard corrections
have been performed.
Consumers are never required to do business with the pest
control company they hire to inspect. However, if a bid or
estimate is given for corrective measures by that original
company and the owner hires another party to perform its corrective
measures, that original company must return and reinspect
the property before issuing a certification.
Pest control companies will not certify chemical treatments
performed by other pest control companies. The pest control
company can perform a reinspection of items called on its
original inspection report within four months of the inspection.
The reinspection should be completed within ten working days
after it has been ordered. If more than four months have elapsed
since the original report date, a full inspection of the structure(s)
inspected on the initial report must be performed, and an
original inspection report must be issued.
The report and any contract entered into will state specifically
when any guarantee for the work is made and the specific terms
of that guarantee.
Q. HOW CAN I TELL IF A HOUSE HAS BEEN INSPECTED BEFORE,
OR, IF ANY WORK HAS BEEN COMPLETED?
A. Every time a structural pest control company makes
an inspection for wood-destroying pests or organisms, it must
post a tag in the attic, subarea, or garage. The tag contains
the firm's name and the date of the inspection. A similar
tag must be posted next to the inspection tag when the company
completes any work. In addition to the firm's name and the
date of the completion, this tag must indicate any pesticides
used.
The structural pest control company must also note on an inspection
report the location of the inspection tag as well as the presence
of any other inspection tag or completion tag that is less
than two years old. These reports are maintained by the pest
control company for three years.
>Back
to FAQs index page
|
|
