Why Atlanta Has Such Significant Termite Pressure
Georgia ranks among the top five states for termite activity, and Atlanta's combination of warm temperatures, high humidity, and abundant rainfall creates ideal conditions. The season for termite activity in Atlanta essentially runs year-round, with only a brief slowdown during the coldest winter weeks.
Subterranean termites—the species that causes most damage in Atlanta—build colonies in soil and travel through mud tubes to reach wood structures. A mature colony can consume several pounds of wood per year, and homes can host multiple colonies simultaneously.
Signs Inspectors Look For
During a termite inspection, the specialist examines the home's perimeter at ground level, looking for mud tubes running up foundation walls. They check crawlspaces and basements for damaged wood, particularly where it contacts or comes close to soil. Hollow-sounding wood, blistered or peeling paint, and frass (termite droppings) all indicate potential activity.
Areas of Highest Risk
Certain conditions elevate termite risk significantly. Wood-to-soil contact anywhere around the home, whether from mulch piled against siding, wooden steps resting on ground, or form boards left in place after foundation pouring, creates entry points. Poor drainage that keeps soil saturated near the foundation also attracts termites.
Georgia's Termite Disclosure Requirements
Georgia law requires sellers to provide a Wood Infestation Report—commonly called a termite letter—but the specifics matter. The report must be from within 30 days of closing and must disclose any visible damage or evidence of wood-destroying organisms. However, sellers are not required to treat or repair damage as a condition of sale.
This distinction trips up many buyers. A clear termite letter means no visible evidence was found at the time of inspection—not that the home has never had termites or never will.
Reading the Termite Letter Correctly
The standard Georgia termite letter uses a specific form with checkboxes. Look carefully at Section II, which notes whether evidence of infestation or damage was found, and Section III, which indicates whether the structure has been previously treated. A history of treatment isn't necessarily bad—it might mean the problem was caught and addressed—but it warrants questions about the extent of damage that was present.
What Happened With Marcus's House
The termite letter for Marcus's potential home showed the 2022 treatment. The inspector performing the standard letter inspection didn't enter the crawlspace—he checked the accessible areas and foundation perimeter. It was Marcus's general home inspector, doing a thorough crawlspace examination, who found the ongoing damage.
Lesson learned: the termite letter inspection is limited in scope. A thorough general inspection that includes detailed crawlspace or basement examination often reveals issues the termite inspector doesn't catch because of access limitations.
When to Get a Second Opinion
If a home shows any history of termite treatment, consider having a separate termite specialist inspect beyond the basic letter requirements. This more thorough inspection might cost $200-400 extra but includes detailed crawlspace examination and possibly moisture readings that indicate conditions favorable to termites.
Treatment Options and Costs in Atlanta
Termite treatment in Atlanta typically involves either liquid treatment applied around the foundation or bait stations installed in the soil at intervals around the home. Liquid treatments create a chemical barrier and typically cost $1,500 to $2,500 for an average home. Bait systems run $2,500 to $4,000 installed, with annual monitoring fees of $200-400.
Many pest control companies offer termite bonds—essentially warranties that cover future treatment if termites return. These bonds cost $200-500 annually and can transfer to new owners, which adds value when selling.
Negotiating Termite Treatment in Purchases
When evidence of termites appears during inspection, buyers commonly request treatment and a transferable bond as a condition of sale. If damage is present, repair costs become a separate negotiation. In Marcus's case, the repair costs made the deal impossible—but for smaller damage findings, seller credits or repairs are routine.
Protecting Yourself as an Atlanta Home Buyer
Marcus eventually found another East Atlanta bungalow—this one with a clean termite history and a crawlspace his inspector could navigate completely. He negotiated for a new termite bond at closing and reduced the wood-to-soil contact around the foundation by removing old landscape timbers.
His experience changed how he thought about home buying in Atlanta. Termites aren't a reason to avoid older homes, but they're a serious consideration that requires proper inspection and ongoing prevention. The warm, moist conditions that make Atlanta pleasant to live in make it equally pleasant for termites.