澳洲Australia property Termite infested IP – Would you keep it?


在澳大利亚 The pool at of an IP needs to be resurfaced (or so the pool doctor says), the cost was estimated to be $10K ($10,000), after recoverying from my impresssion of a cat coughing up a fur ball, it just seems far too much. Its just a standard poo I need some advice regarding a property purchase. Property - semi-detached house Bedrooms - 2 Condition - average needs internal reno to modernise Street - one of the best in suburb Location - excellent Close to schools - yes Transport - 50m


Hello,
I’m hoping to get some guidance here.

I have an IP (in Maitland region) which had a termite attack after I bought it.

It was treated with “Exterra System” costed about 5K at that time. It is costing about $1000.00 per year to service the system properly. They say that they do inspection every two months and upgrade the inground monitoring stations if necessary.

We bought this house in Jun 2008. Total cost was about $370K (including all other fees and taxes). This was built in 2002. It is valued about 400-420K now. We are getting $410 per week.

What do you think I should do? Should I sell it when the time is right and wash off my hands or treat this treatment system as another cost and hold on to it?

Regards,
devank  

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I'm assuming that any termite damage to the property was repaired?
Also assuming that no further damage has been caused since the 'system' went in?

$1,000 pa does sound like they are using you as a milking cow. Perhaps investigate other ongoing treatment programs that cost a LOT less?

Other than that, pest treatments are a cost of holding an IP. There's nothing wrong with the IP in and of itself. If you buy another IP somewhere else, then are you not going to get termite inspections on a regular basis? :confused:

The only place I know of that does not suffer from potential termite activity is Tasmania.....but when I last checked, they had a diminishing population there (although I do know people who have made money there).;)  

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I would get a second opinion on the pest inspection regime. 2 monthly seems excessive for checking the system......  

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It must have been a very serious termite attach how much damage was done to your property?

I had a termites attack at my place from 3 locations I only found the other two location doing minor renovation to the areas.

The innital location I found was my ensuite so now I have a very nice ensuite. I had the place drilled every 200 mm and flooding in other areas and a retic system where it could be, all up $2000.00. I now get an inspection each year ($230) and all is good life span 7 years product used (termidor)which is due next year I will be getting it done this year.

The interesting thing is I found these other two location after the treatment was done and all activity was gone.

I agree with the others get more advise maybe find someone that uses Termidore and see what they say.

Brian  

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That's just ridiculous you are being ripped off  

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devank said: ↑
They say that they do inspection every two months and upgrade the inground monitoring stations if necessary.Click to expand...
Have the inspections shown continuing termite activity?

They might be looking for something that's not there.  

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Went through a similar thing a few years ago. I forget the name of the system but that may have been it. Mine cost $2.5K to eradicate the termites and the annual inspection after that was about $450. I had in-ground bait station outside and a couple attached to the floorboards inside the house. They came every couple of months to have a look at the stations and to top up the bait if necessary. This was all part of the $2.5 - they continued coming until they were satisfied that the termites had gone. Thereafter we just paid for the annual inspections. This year we didn't bother as we felt the $450 annual inspection is really just a form of insurance - they weren't doing much for the money its just if the termites came back the treatment would be free. After five years it would pay for the entire treatment. The odds seem small to me that termites would come back in five years. However if the annual fee was only $200 then it would be easier to stomach on an annual basis. Just my opinion, though.

How much will it cost to fix the damage?  

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Aaron_C said: ↑
That's just ridiculous you are being ripped offClick to expand...
P{Erhaps it's worth understanding more of the OP
s soituation

$5k to for terminte treatment soudns excessive so the iusse original issue might be up to 10 times biugger than we imaigne - I say this cause I know I can get my house treated for $500 to kill any termites & put a porotective barrier around the house toi stop them from being able to enter it.  

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Propertunity said: ↑
Other than that, pest treatments are a cost of holding an IP. There's nothing wrong with the IP in and of itself. If you buy another IP somewhere else, then are you not going to get termite inspections on a regular basis?Click to expand...
How regular should it be for a clean house? Does it have to be at least yearly?



pennyk said: ↑
I would get a second opinion on the pest inspection regime. 2 monthly seems excessive for checking the system......Click to expand...
I called another and they charge the same! Apparently this Exterra termite control costs a lot :(
I should have done more research at the beginning chose a cheaper on-going system!


NBS said: ↑
I agree with the others get more advise maybe find someone that uses Termidore and see what they say.

BrianClick to expand...
Thanks for that. I will check the Termidore. Don’t want to pay another hefty initial payment though.


battler said: ↑
Have the inspections shown continuing termite activity?

They might be looking for something that's not there.Click to expand...
None of their reports show any activity at all. Every 2 month is a bit excessive but yearly is too long for a property with termite history.


xanh said: ↑
After five years it would pay for the entire treatment. The odds seem small to me that termites would come back in five years.Click to expand...
I thought a property which had termites would have more chance of getting them again.


jaycee said: ↑
P{Erhaps it's worth understanding more of the OP
s soituation

$5k to for terminte treatment soudns excessive so the iusse original issue might be up to 10 times biugger than we imaigne.Click to expand...
Initial cost to eradicate termites costed $3550.00 in Jul 2009. Then I spent about $1200.00 to remove & fix the damaged wall. So that is the total of $4750.00.
Now the annual cost is $864.00.

If I'm going to keep this IP then I will have to find a cheaper option.

We have ‘Termguard’ installed in our newly built house by the builder. They are charging about $600 a year to spray chemicals into these pipes around the house. Otherwise their warranty will be void!  

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jaycee said: ↑
P{Erhaps it's worth understanding more of the OP
s soituation

$5k to for terminte treatment soudns excessive so the iusse original issue might be up to 10 times biugger than we imaigne - I say this cause I know I can get my house treated for $500 to kill any termites & put a porotective barrier around the house toi stop them from being able to enter it.Click to expand...
I've had termite problems (quite extensive actually) in one of my terrace houses. Cost about $2,000 to eradicate them all and seal it off so they won't be back. The pest guy only recommended yearly inspections rather than month/quarterly - you are getting ripped off badly.  

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Aaron_C said: ↑
I've had termite problems (quite extensive actually) in one of my terrace houses. Cost about $2,000 to eradicate them all and seal it off so they won't be back. The pest guy only recommended yearly inspections rather than month/quarterly - you are getting ripped off badly.Click to expand...
we were in a similar situation.... and we just do yearly inspections and thats been sufficient for monitoring. we've had no further problems with termites since our initial infestation about 7 years ago  

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We have a property in country nsw with termite issues. The pest man said the Exterra system was the only one he felt could do the job. Was expensive and the annual fee was fairly hefty. Was going to cost $1000 per year to manage (we've had 2 separate termite invasions in 5 years. Rent is only $160 a week so quite an expense. We are about to put it on the market as none of the pestmen in that area will quote anything but the Exterra and we don't want to pay out that amount any more.  

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Well for those who think someone is being 'ripped off' or that $5000 for Exterra is excessive, you have no idea what you're talking about. We charge around $3300 for Exterra but we know that our competitors charge $5500, so it's a fairly standard price for what it is. Also, due to licensing requirements and commissions to Exterra, the price does go up compared to other systems that don't require these things. There are cheaper options for Termite Baiting (Nemesis, Sentricon etc) but they don't have all the features and benefits of Exterra and depending on the structure and nature of the property, sometimes Exterra is the only suitable product once a home has ben invaded a few times. Two monthly checks are NOT excessive, the average Exterra service is done every 6-8 weeks actually.

I'd definitely be asking about other treatments, there are SOME Pest Controllers out there that will push for Exterra just to get more money out of you, not to solve your problem. It's case by case but there are other (cheaper) ways to do it. Oh and if you THINK that a $500 treatment is adequate you are kidding yourself and so is your Pest Controller! I'm not one of the Pest Controllers in our comapny, the boys do that, this is just some inside knowledge I've picked up along the way. I can't advise on what you should do regarding selling or keeping the property Devank but there MAY be other options for you, maybe you need a second opinion? Good luck with it.

Best Regards,
Nicki  

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I'm not a pest treatment "expert" but agree that each property should be assessed on a case by case basis in regard to the best option. However having been on the paying end of using a number of systems over the years I would avoid the costly baiting systems such as Exterra if the other options are suitiable. Baiting systems are great for the pest company as it is like an annuity in that you will be paying a substantial amount forever!

I became a big fan of reticulation systems. Some years ago we decided to have an "unaffected" property chemically treated for future protection plus the usual annual inspections. We were very fortunate to deal with a really great older guy with a wealth of experience who said that as "part" of the chemical treatment he would need to dig a trench around the perimeter of the dwelling. That is the costliest part of the job due to labour. He stated that once the trench was dug it wouldn't cost much extra to add the piping etc for the Reticulation system. From then on it would only be a matter of pouring chemicals into a couple of top-up points connected to the system every so many years. Where there were concrete driveways etc a hole was drilled, chemicals inserted and plugged neatly.

Admittably depending on the dwelling this would only cover the perimeter entry points. But if termites were not already present and/or had been eliminated through various other methods then I still think the reticulation system is a good canditate to consider.

Cheers - Gordon

PS: Hey Pesty, you may not be able to due to your work situation but it would be great if you could suggest other cheaper options or at least methods worth considering.  

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Hi Austini, some other methods to consider are, tree drilling (any gum trees about? Termites love to nest in em!), if a nest IS located, chemical can be injected into the area. Sometimes Termidor Dust can be used. These treatments vary in price as to how much chemical is used, number of trees drilled etc, but are only in the hundreds (not thousands).

Alternative baiting systems include Nemesis, but these are only above ground stations, not dug in like Exterra and from memory I don't think they have the monitoring stations included? Don't quote me on that! Nemesis can be around $2500. Beware a Pest Controller who gives you a finite time period for checking/topping up your stations. If they won't bait intil the colony is dead, they don't deserve your hard earned!

If there's a subfloor (and only if access can be gained to ALL area of it, a subfloor spray can be done. Termidor is best or Biflex can be used (it's cheaper). We charge $1100 for subbies but I don't know whether that's Biflex or Termidor? If a Pest Controller tells you that it's still worth your while to do a subfloor spray if they CAN'T access every centimetre of subfloor, don't do it! It will just force any termites that MAY be about now or in the future, directly to the area that can't be accessed and therefore difficult if not impossible to treat. A dishonest pesty would tell you it's better than nothing, but they'd be lying. Termites only need about a centimeter area free of chemical to gain access into a home, also areas where there's high moisture levels (flood prone areas like parts of Maitland) are more often prone to attack. Just remember to always ask questions, get quotes and compare. :)  

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I finally managed to get the whole history.

2004 - a Termgaurd system was installed with the new house. This is the reticulation system which is pumped up with chemicals to help prevent termites.

2005 - a yearly inspection was carried out on the property.

No inspection was done until 2008 - with this, the warranty is nil due to no inspections on the property since 2005.

A warranty with Amalgamated when a reticulation system is installed is, yearly inspections, on the 5th year an initial top up is done, yearly inspections until 3 years after which another top up is required.

Unfortunately, no inspections were carried out in 2006 and 2007, which means no warranty.


On 30/6/2008, we bought this property

On 1/8/2008, an annual inspection was carried out.


On 22/5/2009 , termites were found in bedroom two.

On 26/5/2009, the installation of the Exterra Termite Baiting & Monitoring system was done - this is for baiting live termites. The recharge of the termgaurd system could not be attended to until the termites were not active.

Monthly inspections were carried out until no active termites noted. Costed $3550.00

On 25/6/2010, the renewal of the termite monitoring system was done, and also the recharging of the Exterra system. This could not be done any earlier due to active termites. Costed $854.00


On 17/08/2010, Amalgamated pumped up the Termgaurd system for $634


On 17/12/10, work commenced to repair the termite damage as the termites were no longer active. Costed $1200.00




Now, I have the Termgaurd system and also Exterra Termite Baiting & Monitoring system.

Running cost of Termgaurd is going to be less than Exterra.. but what if there are few termites left alive?

Questions:
Which system should I keep running?
Is there anything I should have done differently?  

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