I am new to this, so I hope I am in the right spot.

Need advice. My spouse and I just purchased a house in Aug. 2006. At the time we had a termite inspection performed. Came back with old termite damage, minimal in the sill plate of the garage (supposedly not structural). We had the house treated as a precaution.

A few days ago, my husband found damage the inspector did not note. We had him come back out to make sure it was not active, which it wasn't. I'm peeved because it should have been seen on the inspection, but that is a whole other issue .

Anyway, We now have a portion of a sill plate with damage damage about 2 feet in length out of a 21 foot wall. The entire board is not entirely destroyed, eaten probably a little less than half way through.

My question is how do we replace something like this? Portions of the sill plate on a different garage wall had been replaced by the previous owner, but since we are new to this homeowning thing we're are not sure how to go about doing this. Also is it worth the headache of replacing? It has been there for years and the garage wall is not falling/shifted, etc. so do we just cover it up with drywall?

Any advice would be greatly appreciated!

S.V.

Become familiar with a power tool called a "Sawzall". I'm sure you will be able to rent one. It can cut through nails in the bottoms of your studs, and cut down through the sill plate, so you can remove the partly-devoured section. It will probably take a few blows with the claw end of the hammer to get it out in pieces.

Then cut a piece of sill plate from pressure-treated lumber, and drive it carefully into place. Toe-nail the studs back into the new section, and that's it, you're done.

Be sure to ask for a metal-cutting blade when you rent the Sawzall.

I'm assuming it's a sill plate on top of a foundation in the garage. In the length you describe, there can't be more than two studs on the damaged section, so it's not structurally critical. In real life, those studs would probably hang from the top plate and be held up also by the sheathing/siding, unless there were a huge snow load above them. But the fix is relatively easy, so why not?

Thanks for the reply. It is on the top sill plate, and we actually own a sawzall but not sure if we have the blade for cutting through metal. Knowing my husband and his affinity for gadgets I'm sure we probably do. We thought it would be fairly easy, but wanted to talk to some folks who have had experience with this, since we have no experience. Thanks again!

Sawzalls are not just for boys. I have one and yes, the blades for cutting metal are different (tighter teeth). That tool permits me to cut through sill plates, trusses and anything that does not run away from me. Cut a few limbs around the yard and you might get hooked. I did! But I discovered that a tool addiction is more expensive than a shoe addition sometimes... so sad

Deb, PROMISE ME you don't cut through trusses!!!

My bad, Joists!
Carpenter Ants had eaten through 2 Joists on a 4 inch by 12 pitch shed roof that came out of a wall. We knew something was up because that section of roof was bouncy. I became curious and ripped off the roof to see. The CDX on top in that section was chewed and damp. I used 1 can of Black Flag killing my unwanted guests.

It wasn't possible to remove the 2 joists (finished celing). The chewed sections were 1 foot long from the wall.

My husband weighs more than I so I was "vollenteered" to carefully cut the bad sections out, husband toed in (hope that's the correct term) new pieces in. It looked like an old school joist hanger (with the wood around it). Really strong, he did a good job.

I tested by leaping on it (solid as a rock).

Covered with CDX and roofing material (15 pound felt, then shingles).

Yeah... I know just enough to be very dangerious. I'll keep watching the Best Practices videos and reading posts.

Hhahahaaa!!!!! "Not just for boys"... "Tool addiction"...... go get `em girl!

quote:

Originally posted by Deb_in_NH:
Sawzalls are not just for boys. I have one and yes, the blades for cutting metal are different (tighter teeth). That tool permits me to cut through sill plates, trusses and anything that does not run away from me. Cut a few limbs around the yard and you might get hooked. I did! But I discovered that a tool addiction is more expensive than a shoe addition sometimes... so sad

Hi LW
It's tragic during the holidays when I was as excited about a Home Depot gift card as I was about a Body Shop gift card!

Scored a 9 volt cordless drill with a clutch and shower gel. Good year!

At least my shoes will look cute when I bury myself this spring.

If the damage is located on the top sill plate (near the ceiling) and you have damage other then scaring it is most likely that there is additional damage within the wall. So be prepared for that. I might also add that the house inspector is not responsible for determining the extent of the damage, only to find it. His report most likely told you to get an additional evaluation by a carpenter or pest control person as this additional evaluation is invasive and requires drilling into the framing members of the house to determine the extent of the damage. Most likely this was not done. People think that inspectors are supposed to find everything wrong with a house. Its simply not possible. Its up to the buyer to read and understand the inspection report and follow through with all the items outlined by the inspector. If this inspector did not tell you to get an additional evaluation then he or she is at fault. But as far as the termite damage is concerned, they start near the base of the wall and work up. So expect additional damage within the wall. Be sure to maintain your termite treatment warranty!

Be thankful is only a small area of damage. I've had a termite contract for six yrs using the Sentricon system. Every yr I would get massive swarmer through the first level of the house. I was told, give the system a chance to work. They said if I insisted the would treat with Termidor and even tent my house if necessary. Well I refused to pay the renewal until they open a wall to check for damage. I have about 30k worth of damge they refuse to pay for. They are claiming is old damage and unless I find active termite in the wood, they are not responsible. Ive had the Dept of Agriculture come out and inspect and since they are non-based all they can say is alternative treatment should have been offered sooner. I have yet to open the ceiling or the upstairs walls. The studs and the headers look like sugar wafers!

We've had the Sentricon baiting system on the house for at least 6 years and added two outbuildings to the contract about three years ago. We've "apparently" been successful at staving off additional termite damage to these buildings over the years. There was minimal activity when we first noted that we had a termite problem in the house, but one of the other buildings required a complete rebuild of two exterior, load-bearing walls, and one interior partition. Further inspections have not disclosed any termite activity.

We only went with a baiting system because we were advised that a "standard" treatment would necessitate drilling holes in an expensive parquet floor in our livingroom. That wasn't even a consideration so we chose the next best alternative. It seems to be working.

quote:

Originally posted by Pat Bad:
Be thankful is only a small area of damage. I've had a termite contract for six yrs using the Sentricon system. Every yr I would get massive swarmer through the first level of the house. I was told, give the system a chance to work. They said if I insisted the would treat with Termidor and even tent my house if necessary. Well I refused to pay the renewal until they open a wall to check for damage. I have about 30k worth of damge they refuse to pay for. They are claiming is old damage and unless I find active termite in the wood, they are not responsible. Ive had the Dept of Agriculture come out and inspect and since they are non-based all they can say is alternative treatment should have been offered sooner. I have yet to open the ceiling or the upstairs walls. The studs and the headers look like sugar wafers!

Ok, to clear some things up. The termite damage is near the floor of the garage. When looking at the sill, it has two layers, the lower layer which sits on the concrete and the upper layer which sits on top of the lower one, and studs of the walls appear to "rest" on this second layer. The damage is on the second layer (which makes me think it is probably on the lower as well).

Also, the inspection I spoke of was a termite inspection, not the home inspection. At the time the inspector recommended treatment because of old damage found in other parts of the house. We treated with Termidor. The part that upsets me is, this areas was wide open, nothing was blocking the inspector's access to that area during the inspection. We actually called him back out to make sure this damage was old and ask why is wasn't found. He stated his job is to detect whether or not the house has or had termites and recommend treatment accordingly, not find all damage even in accessable area. I was feeling kind of sue happy at that moment, so I read the paperwork for the inspection to see exactly what he was liable for and it basically says the inspector cannot be held liable for any new, or old damage, not mentioned in the inspection. Basically they get off free and clear, because they did their "job" and recommended treatment.

Anyway, thanks for all the advice. Keep it coming. It makes me feel a little better to know how many other people have had to deal with this.

Dear S.v.,
I'm speaking from experience, being a pest inspector. the response from your termite inspector was correct, but unprofessional. Our job is to tell a potential buyer if a house has wood destroying insects, but also, on the National Pest Control assn form, it has a space for damage, and it ALL should be noted, for your protection, but ours also.Now I don't know what state you live in, or the forms that are used, so my response is with limited information. Unfortunately too, not all states require licenceing requirements for pest inspectors.We are lobbying for such requirements. Having the house treated with Termidor, was a good idea, it is a very good product if used correctly. The damage sounds minor, but once again, I'd have to see it. Remember this too, using a big company, doesn't mean a qualified person is treating your home, or inspecting it. The turn over with these companys is very high. Should you have any questions, email me at john@ripbugs.com or go to my web site www.ripbugs.com Good luck!!

Thanks John. I live in Missouri, and this company was actually small and local. It was a family business. The son of the owner was actually our inspector and he is liscenced by the state.

I know buying a home is a "buyer beware" thing, but from the buyer's perspective, we get these inspections to find the things we are supposed to beware of. I get finding damage behind drywall that could have not been detected, but something so blatant is what bugs me and causes me to ask myself what else he missed.

Thanks for listening to my ranting

I would recommend that any time your cutting out a structural member that you support whatever load is bearing on that member while performing the work.
Good luck.

Hey s.v. I feel your pain. Been there, done that, still trying to get it figured out. It's hard enough just to get hold of an inspector let alone an exterminator. My house is crumbling down around me and there are little white crawly things living in the lathe of the walls. No recourse though. I hope your damage is limited and you will be successful in treating it. I hear carpenter ants tend to be recurrent and you really need to stay on top of them too. Good Luck! Edog

John,
I just visited your website. Cute hearse! Also, I want to commend you for working with "at risk" children. I am a special ed teacher and am glad kids similar to mine have someone like you willing to work with them.

-S.V.