I personally agree with your RE......As a buyer I expect(hope) that the sellers are very honest with me about their home, and if I knew that they (seller) knew about the termites and didn't disclose that info. to me, I would be highly upset.

I guess its not what you wanted to hear,,,but since now that your DH knows about the problem,it will be wrong on his behalf not "treat it".

Would you want to buy a home, with "untreated problems" and find out later that the seller knew about it the whole time??

Good Luck-

My sympathies on the frustration. Your realtor was doing her job. She had an obligation to tell you what the inspector found. You do have to disclose it. Our house was found to have a live termite infestation. We paid the ~$1200 fee for treatment and that was it. There was never a question of whether it affected the structure or not. We don't know. We actually didn't really believe that the termite inspector had found a live infestation. At that point, it's the seller's call on how we proceeded such as a repair of possible damage or deciding the structure was ok. The termite inspection was seperate from the home inspection.

So sorry -- I hear you're frustration. I live in Iowa & we fight termite issue in my area constantly. My mother's house in Calif. had to be fumigated prior to sale -- $1300.

I'm under contract on a house now in a different state than I live in. I notice that my very capable & attentive realtor provides me with phone numbers of service providers when I ask. He however never recommends or orders the inspection for me. That is very wise.

But I do believe that if a realtor has knowledge of a material fact regarding the home, they must disclose it. A former realtor of mine suggested not getting an inspection as the seller (this was an estate that I had ltitle knowledge of) He said that we don't know and that we don't want to know.

Good luck
Susan

I'm with ma28 on this one, you know about the problem, you can't just pass it off to the buyer and act as if you didn't know. That's unethical to say the least. How would you feel if you bought a home and the seller didn't disclose damage that he/she knew about? Yes your hubby could be sued because he DOES know about the damage now. If you would have gone with the first inspection and not gotten a second opinion that revealed further damage then you'd only be liable to fix the damage revealed in the first inspection.

seems like the real estate agent ought to be liable for the difference in the two quotes. She acted on her own to get the second estimate and it obviously wasn't in the interest of the sellers. I'd say go to the broker and have it deducted from her commission.

but yes, it seems you have to fix to the worst inspection.

DH wouldn't want to be dishonest with the seller and he will fix it, I guess my grip is what kurtg posted, that she was only going to get a quote for what the original termite inspector found and instead ending up getting a whole new inspection. OTOH, I guess anyone developing a quote would inspect if they were required to put their name on a certifying document. Why did she tell us? Argh.........

It just really ticks me off.

she has to tell you. She works for you. She is your agent, therefore what she knows, you must know. She's not acting on her own behalf; she is acting as though she IS you. That's the nature of "agency."

the situation sure must be frustrating, however.

Did your agent bring in another inspector without even asking or telling you? That seems odd to me. She should have at least mentioned it to you.

I wonder which inspector is right? And how to find out? What are the two different repair price quotes? Is it worth it to have a third inspector run through the house again to see which of the original guys has it right?

When we sold in CA last fall we had $700 worth of termite repairs done, but they were all superficial. We'd already replaced the entire back patio structure, however, due to rotting wood.

It seems to me if your agent brought in another inspector without your permission, she should pay for it and be responsible. As to the problem look for a licensed, certified and bonded termite company and ask for their opinion.

Sounds strange

The second guy sounds like a rip off artist. He may be on the level but who beneifts if there is more work to be done? He does. I would get a reputable person and get another opinion. I would let them form their own opinion but do a through inspection

Are there termite inspectors who do not also provide the service of getting rid of them? For other kinds of inspections it is, I think, actually against the rules for the inpector to also be the contractor. Why not for termites?

It is very common for termite inspections to be performed by a pest control company that then performs the extermination work.

You will likely have to pay to have the termites exterminated before any buyer can get a mortage.

A termite inspection report showing no evidence of active infestation has been a requirement for a mortgage for many years.
Without the report the leder cannot sell the mortgage into the secondary market (and would be a fool to issue and hold such a mortgage).

Thanks everyone for your advice/opinions. The real estate agent said she knew someone who would do the work cheaper than what the 1st termite inspector quoted. She said she would get a quote for us but of course she brought him over to get a quote and he did a VERY thorough inspection, whereas the 1st inspector didn't move things to be very thorough. I guess the 1st inspector did more of a superficial inspection.

I'm sure this 2nd inspector is a good "businessman" and knew from experience that he could find more damage than an initial inspector would or he was at least determined to look for more damage. That's just IMHO. I mean, anyone can come in after someone else and find "different" things.

DH is going to pay for repairs. I told him to get a different contractor but he doesn't want the hassle and is supposed to close on 3/30.

Being cynical like I am, I just find the whole thing suspicious. 1st report=no "active" termites, 2nd report=active termites that will swarm come warm weather. How are they active when it's been 20 degrees outside?

We have to close on the 30th as we are also closing on our new house that afternoon. Honestly, I don't know how people buy and sell houses every few years. It's enough to give one cardiac arrest!!!

"How are they active when it's been 20 degrees outside?"

Subterranian termites live underground and are often below the frost depth.

Ah........ I didn't know that. Learn something new everyday!! Thanks

We're just moving forward and not trying to let it ruin the expectation of moving into our new home, which I'm definitely excited about

I am sorry you're getting more thrown at you. I have to say that if it were me after all you've been through with your realtor friend, that perhaps you might consider doing more of the leg work say if your house might need this also, don't let her pick a contractor. I hope everything works out