What a Thorough Termite Inspection Actually Covers — From a Sydney Specialist

A homeowner called about termites. They'd found fine black dust near a skirting board and were certain the building had an infestation. The inspection found ant frass — no termite activity at all. But the inspection also found a bathroom wall with hidden moisture, rising damp that needed rectification, a roof with a tile leak visible during the visit, mould in the ceiling cavity, a subfloor full of loose timbers, brick piers with no ant capping, a buried slab edge, leaking gutters, an AC condensate pipe dripping against the wall, a hot-water pipe with the same issue, a garden full of mulch right against the building, and garden sleepers piled near the external wall.

No termites. Long list of findings. Every one of them a reason that the property would have had termites within a year or two without attention.

That's what a thorough inspection covers. Not just "are there termites right now" — but "why would termites come here, and what's standing between the property and them."

Roof void — where water and ventilation go wrong

Where the roof void is accessible, the inspection starts there. It's not a box to tick — it's where a range of issues show up that have no visible trace from below.

A roof void inspection checks timber condition: any sign of borer activity, any lignification or early decay in the rafters and battens, any moisture damage that suggests a leak. It checks for active water entry — on a wet day, a dripping tile or flashing joint is visible before it's ever found its way into the ceiling plaster below. It checks insulation positioning and any gaps that affect thermal performance and moisture management.

Mould in a ceiling cavity almost always traces to roof moisture — a tile that's slipped, a ridge cap that's worked loose, a flashing that's failed. The mould is discovered in the ceiling below; the cause is found in the roof void above. Without access to the void, the cause stays hidden.

Inside the house — every room

Internal inspection is methodical: every room, every accessible wall surface, every wet area.

The technique most associated with internal inspection is the knuckle tap: knocking along timber surfaces, skirting boards, door frames, and wall panels to check for hollow sections. Termites consume timber from the inside while leaving the surface intact — hollow sounding under a tap is the earliest sign before paint blistering or visible damage appears.

Wet areas get specific attention. Bathrooms, kitchens, and laundries carry elevated moisture risk — plumbing in the walls, humidity from showers, leaks under basins. A moisture meter reading on suspect wall areas quantifies what a visual inspection alone can't. Moisture behind a bathroom wall can be the starting point for both timber decay and termite activity; finding it before either appears is the value of the tool.

Sticking doors and uneven floors aren't always signs of termites — but they're worth noting. Where structural movement has happened, understanding the cause is part of the picture.

Subfloor — where most of the risk decisions are made

For pier-and-bearer homes, the subfloor is where the inspection most clearly earns its scope. It's physically demanding, methodical, and it's where the conditions that determine termite risk are directly visible.

Brick piers are checked for ant capping — the metal barrier between the pier and the timber bearer that forces termites to expose themselves above the pier surface to reach the structure. Where ant capping is absent (as it often is in older properties), a chemical barrier around each pier is the standard recommendation — Termidor applied in a trench method around the pier base, building a treated zone in the subfloor soil.

Bearers and joists are checked for activity, hollow sections, and decay. Subfloor soil is assessed for moisture. Ventilation paths are confirmed — blocked vents or vegetation that's grown over vent openings reduce airflow and increase subfloor humidity. Debris on the subfloor soil surface — loose timbers are a common find — is removed during the inspection where possible.

Thermal imaging is used in the subfloor where moisture is detected without obvious cause. The camera reads the surface temperature differential between wet and dry timber — a useful directional tool for identifying moisture intrusion that isn't yet visible.

External perimeter — the inspection zone

The full external perimeter is walked with attention to what an inspector can see and what they can't.

Slab edge visibility is the priority: is the full perimeter of the slab exposed above soil level? Where landscaping, soil, or mulch has been built up to slab height, the inspection zone is buried. Any termite approach from that direction is hidden until it's already reached the timber. Exposing the slab edge — digging back the soil, removing mulch, lowering the garden bed — restores the function of the inspection zone.

Gutters and downpipes are checked for condition: overflow paths, joints that direct water toward the building rather than away. AC condensate pipes and hot-water overflow pipes are checked for discharge point — both should direct water away from the structure's perimeter and foundation.

Vegetation against the walls is noted: shrubs or creepers that obscure the lower wall face and the slab edge reduce what the inspector can see and reduce airflow to subfloor vents.

Garden and trees

Garden elements are part of the inspection, not an afterthought.

Garden sleepers on or near the property are assessed and removed where possible — sleepers are among the highest-risk timber items that can be adjacent to a structure. Tree stumps are assessed; where a large tree is adjacent to the building, drilling and camera inspection of the trunk interior can confirm whether the tree is harbouring an established colony.

The standing trees found clean during an inspection provide reassurance. Those found harbouring activity change the treatment conversation immediately — the source is identified, and treatment (Termidor applied to the trunk interior to collapse the colony) can be planned.

The written report

The report documents everything found and everything recommended, with photographs of key findings. Conducive conditions are named specifically — not "moisture present" but "AC condensate pipe discharging at slab edge, recommend routing with hose extension." Not "vegetation noted" but "creeper covering subfloor vents on south-west face, recommend removal."

Specific, actionable recommendations in a written report are what the homeowner needs. A report that lists findings without recommendations doesn't help anyone act.

"I'm not just there to look for termites — I'm there to figure out why your house would or wouldn't get them. Every house is different."

Next step

If you want an inspection that covers the full picture — not a walk-through that checks for mud tubes and leaves — get in touch.

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