Conducive conditions for termites on an inspection
Conducive conditions mean termite risk, not termites. Wood, mulch and firewood just need moving; faulty grade and leaks need a contractor's bid.
Updated · By 
Ben Sikes
What are conducive conditions for termites?
Conducive conditions for termites are things around a house that make a termite attack more likely, like wood touching soil or water pooling at the foundation. They are not a finding of termites. Mississippi State University Extension calls them risk factors and says to correct them promptly.
Key takeaways
- Wood, mulch and firewood just need moving. Faulty grade and leaks need a contractor's bid.
- Ask for the moves as written tasks in your repair request, not a dollar credit.
- A lapsed termite bait contract counts as a risk too, so ask for the seller's treatment records.
What does it cost to fix conducive conditions?
Most yard fixes cost nothing but time; crawl space and treatment items need a bid. The International Association of Certified Home Inspectors (InterNACHI) advises you to end wood-to-soil contact such as trellises and fence posts, and to remove wood scraps and stumps from around the foundation. It also calls for at least 2 inches between the house and soil-filled planters or porches. Pulling firewood and mulch away from the siding is the same kind of work.
Regrading is paid work.
| Source | Scope | Cost |
|---|---|---|
| LawnLove | Regrade around a foundation for drainage | $835 to $3,000 |
| White Shovel | Grade around the foundation, one side costing less than all the way around | $500 to $3,000 |
Kept prices every line of an inspection report in one $79 memo, usually under 4 hours, and marks the lines that need a contractor's quote, such as regrading. You know which bid to chase.
Leaks are a separate fix. Mississippi State calls moist wood a major conducive condition, whether the water comes from a roof leak, a plumbing leak or an air conditioner's condensation drip, and water pooling at the foundation can wash away the termiticide in the soil. Fix the source first: that is a roofer's or plumber's line.
Which conditions does an inspector flag?
The Texas Department of Agriculture's termite FAQ lists seven:
- Earth-wood contact
- Firewood stacked against the foundation
- Wood debris in the crawl space
- Wood mulch within 3 feet of the foundation
- Faulty grade
- Insufficient ventilation
- Moisture
Mississippi State's longer list adds soil against the siding, raised flower beds against the wall, and leaves or pine straw piled at the building. It also counts a house that was never treated, one treated so long ago that the termiticide has degraded, and a bait system whose termite contract was allowed to lapse.
Two items may get their own line on the report. Trees close enough for roots to reach under the foundation are on Mississippi State's list; see tree roots near foundation on an inspection report. InterNACHI advises sealing openings through the foundation, and a crack there is covered in foundation crack on an inspection report.
InterNACHI calls for at least 12 to 18 inches between the floor beams and the soil underneath a crawl space. Mississippi State counts wood debris or stumps left in the crawl space as a conducive condition, and poor crawl space ventilation too, because it leads to moisture problems. If your report flags low clearance, debris you cannot reach or poor ventilation, a contractor who works in crawl spaces bids it; ask for the bid in writing.
Does it mean the house has termites?
No. A pest control inspector looks for four things, according to the Texas FAQ: past treatments, live insects, the damage they caused, and conditions that make the house vulnerable. A conducive-conditions note is only the last one. Live subterranean termites are often spotted when they swarm, usually in spring, to start new colonies, and mud tubes on walls, joists or piers are another sign.
It still matters. The Texas FAQ warns: "Undetected and untreated, termites can severely damage and, in time, destroy a home." That is why the risk factors get fixed, not ignored.
If your report also lists live termites or damage, that is a separate and bigger finding. Ordering a termite inspection before buying covers what a full wood-destroying-insect report adds. For how this line compares to cracks and drainage, see foundation and structure findings on an inspection report.
Who fixes it before my deadline?
A grading or landscaping contractor bids the grade. Ask for a written bid that names which sides of the house it covers. That bid is what turns the table's range into your number.
If the report flags treatment, a lapsed bait contract or a house that was never treated, a licensed pest control company bids the treatment or renewal as its own line. For how to get both bids back in time, see how to get repair estimates during the inspection period.
What should I ask the seller for?
Say your report lists faulty grade along the back wall, mulch against the siding, firewood stacked on the foundation, and a lapsed bait contract. Your request has priced lines and one written task:
- Grade, back wall: a credit equal to the grading contractor's written bid.
- Treatment or renewal, if the report or records show a lapsed bait contract or no treatment: a credit equal to the pest control company's written bid.
- Crawl space clearance or ventilation, if flagged: a credit equal to the crawl space contractor's written bid.
- Mulch and firewood: moved back from the foundation before closing, written as a task with no dollar figure.
Also ask for the seller's treatment records and any termite warranty. Check whether it has lapsed, what renewal options it has, and what conditions could void it. For where this fits in your full list, see what to ask for after a home inspection. The buyer repair request letter template has the wording around it.
What if the seller says no?
The wood, mulch and firewood are jobs you can do yourself after closing. For the grade or a leak, set the contractor's bid against your cash on hand and decide whether to regrade after you move in. A leak gets fixed regardless.
A conducive condition by itself is a risk, not damage. If the report also shows active termites or damage, and the seller won't address it, see when to walk away after a home inspection. Your contract sets the deadline and what you can ask for, so confirm the terms with your agent or attorney.
How do I know what my whole list is worth?
Split it in two. Total the lines that already have a price, and list separately the ones waiting on a contractor's bid, like the grade. The seller sees what is firm and what is pending.
If your report has more than this one finding, upload it to Kept to price the rest and see which lines still need a contractor's bid.
Sources
Cost figures are modeled from public wage and materials data unless a line says observed. Kept is accountable for the numbers on this page, and corrections go to support@usekept.com. How we price.