When damage surfaces after a home sale, the first question is usually whether it existed before closing. Termite damage cannot be dated like tree rings, but the evidence often supports a well reasoned opinion about whether activity is recent or long standing.
Start with the species
Subterranean and drywood termites leave different evidence. Subterranean termites build mud tubes and pack galleries with soil, while drywood termites live entirely inside the wood and push out distinctive fecal pellets. Identifying the species first tells the expert which indicators to look for.
Indicators of recent activity
- Live termites or moist, fresh mud in tubes and galleries
- Clean, sharp gallery surfaces without dust or debris
- Fresh drywood pellets accumulating below recently opened kick-out holes
- Swarm evidence such as wings near windows and light sources
Indicators of older damage
- Dry, crumbling, or abandoned mud tubes
- Galleries with dust, mold, debris, or other insects using them
- Paint, caulk, or repairs applied over damaged areas
- Extensive structural loss that would require a long period to develop
The limits
Colony size, wood type, moisture, and prior treatments all affect how quickly damage develops. A credible opinion explains which indicators were present, how they support a range, and what cannot be determined. That candor is what makes the opinion hold up.
Practical tips for counsel
- Have the expert inspect before repairs remove the evidence.
- Preserve removed wood with labels showing its location.
- Collect every prior inspection report and treatment record for the property.
This article is general information for attorneys and is not legal advice.