Is There Cancer in Your H.O.A.

By Park Hoover, Angelo Termite & Construction

In the human body, Cancer is an insidious and devastating disease. When detected early, effective treatments are available, in most cases, to cure the condition before major damage is done. Annual checkups are necessary to detect problems in the early stages. If you wait until symptoms arise to identify the problem, much damage may have already occurred, and invasive procedures are required. When the cancer is identified there is a rush to get as much professional information as possible to determine the best treatment available.

Wood destroying organisms, such as termite infestations & fungus infections, are much like cancer to the structure.
In Southern California most structures are built using stick and frame construction, meaning the structure has wood framing. Fungus spores are in the wood at the time of construction and become active when exposed to a continuous moisture source. Drywood Termite infestations start when swarming termites bore into the wood. Subterranean termites come up from the soil, and gain access through cracks in the slab or where ever there is earth to wood contact. In all cases these organisms begin to destroy the cellular makeup of the wood and, in time, structural damage will occur requiring removal and replacement.

Annual inspections and treatments for the conditions described above are the best way to prevent structural damage. As in cancer some organisms grow very rapidly, and create major damage in a short period of time, while others create damage slowly, and may take years to destroy the structural integrity of the Wood.

Fungus damage is by far the most devastating of the conditions described. When the fungus spores become active severe damage can occur within a year or less depending on the source of moisture.

Subterranean termites are far more destructive than Drywoods, because the colony may have millions of individuals where Drywoods may have up to two thousand. It is important to note that fumigation is not an effective control for the two most destructive wood destroying organisms in California, namely Fungus & subterranean termites.

Drywood termites take many years before creating structural damage; it takes three to five years before they give evidence that they are present.

When these conditions are identified it is to the Associations benefit to take corrective action as soon as possible. The damage continues to increase at an ever-increasing rate. The decision to put off corrective actions can increase the cost from thousands of dollars to hundreds of thousands in a one-year period of time. Early detection allows relatively inexpensive local treatments to prevent structural damage and avoid the costly and damaging fumigation (tenting) process. If your association is five years old or older an annual inspection and treatment program could save many thousands of dollars in the future.

Several years age we proposed to inspect, treat, and complete repairs at an association in Dana Point. The cost at that time was $42,000,00. The board decided to take care of resident's complaints instead of performing the proposed work. One year later, to the month, we were requested to submit another proposal because the monthly repairs were increasing dramatically. Five proposals were submitted including ours. The lowest bid was $146,000.00. Experienced property managers will tell you that this is not an unusual occurrence with older Associations where no budget was created for structural pest control. Putting off decisions, in this case, proved very costly to the Association. When these conditions are brought to the attention of the board, the time to act is now.

THE ILLUSTRATIONS BELOW ARE CURRENT PROJECTS ON HOMEOWNERS ASSOCIATIONS IN ORANGE COUNTY. WITHOUT EXAGGERATION, THOUSANDS OF CONDITIONS LIKE THESE EXIST TODAY

	Fungus damage to a main support beam. Complex is less than seven years old. This is one example of many areas. This will be a multi million dollar reconstruction project.
	Drywood termite damage to support post. Complex is twenty plus years old. Severe termite damage exists in the deck post and beams, roof sheathing, rafter tails, and wood trim. Treatments have been applied when residents complained. By this time severe damage has been done.
	Subterranean termite damage to a 4x6 rafter. Complex is twenty-five years plus. Severe termite and fungus damage exist thruought the complex. Many infections and infestations extend into inaccessible areas requiring they be opened for further inspection.
	When this inaccessible area was opened up all three conditions were identified. Drywood & subterranean termite damage, as well as fungus and dryrot. Wall studs, support posts, and window casings required removal and replacement. Cost of repairs exceeded $3,000.00.