Termites and Historic Homes: A Hidden Risk in Central Texas
In historic neighborhoods of Austin, older homes with pier-and-beam foundations are admired for their charm, craftsmanship, and character. From Hyde Park to Travis Heights, these homes often feature ornate woodwork, original floors, and vintage detailing that modern builds just can’t replicate. However, these architectural treasures come with hidden risks—chief among them is termite activity.
Why Termites Thrive in Texas
Termites are a year-round threat in Texas, thanks to the state’s warm climate, clay-heavy soil, and periods of heavy rainfall that create ideal nesting conditions. The Texas Department of Agriculture warns that termites can begin infesting wood just four days after construction if conditions are favorable. That makes proactive inspections a necessity, especially for older homes and those with exposed wooden structures.
The Trouble with Pier-and-Beam Foundations
Unlike newer slab-on-grade construction, pier-and-beam foundations elevate a home above the ground, allowing air to circulate beneath it. While that design can help regulate temperature and moisture, it also creates dark, undisturbed spaces where subterranean termites thrive. These pests enter through the soil and exploit any gap, crack, or wood-to-soil contact they can find.
A Real-World Example from Austin
One case that underscores this risk involved a 1914 Craftsman-style home in Austin’s historic district. The homeowners had purchased the property with plans to restore it carefully. But once the siding was removed during renovation, contractors uncovered extensive termite and moisture damage. What began as a cosmetic remodel quickly escalated into a structural rehabilitation project, costing tens of thousands of dollars in beam replacements, floor repairs, and wood treatment.
Termite Damage: More Common Than You Think
This type of surprise isn’t rare in Austin. According to TLC Home Inspections’ records, termite damage is one of the most common and costly discoveries during inspections of homes built before 1980 in Central Texas. While many homeowners assume an infestation would be obvious, termites are notoriously difficult to detect until the damage becomes severe. Because they eat wood from the inside out, structural supports can appear sound until poked or probed by a trained inspector.
Why Pier-and-Beam Homes Are High-Risk
Pier-and-beam homes are at even greater risk due to how they’re built. Wooden beams rest on concrete or brick piers, which may sit directly in the soil. Unless a proper moisture barrier exists and wood has been treated, it’s only a matter of time before termites discover and exploit the area. Crawl spaces beneath these homes also tend to be humid, which accelerates decay and attracts other wood-destroying organisms. The high humidity levels in these shaded areas make conditions ideal for colonies to grow undisturbed.
Common Signs of Termite Activity
So what are the telltale signs of termite activity?
- Mud tubes along foundation walls or interior baseboards
- Hollow-sounding wood when tapped
- Buckling floors or drooping drywall
- Discarded wings near windows or light fixtures
Some signs, however, can only be identified by professionals using thermal imaging, moisture meters, or structural probing tools.
Skipping a Termite Inspection Can Be Costly
A homebuyer in South Austin discovered just how stealthy termites can be. They purchased a mid-century home built in 1955 and had it inspected—but chose not to add on a termite inspection due to budget constraints. Six months later, after noticing a soft spot in the living room floor, they called in a pest control specialist. The diagnosis: active termites and significant subfloor damage, which had spread across half the home. Treatment and repair costs exceeded $15,000.
When to Recommend a WDI Report
TLC recommends that agents always encourage their clients to order a wood-destroying insect (WDI) report, especially on older homes or any property with known risk factors such as mature trees close to the foundation, poorly maintained gutters, or prior water damage.
Treatment Options for Termite Infestations
If termites are discovered, treatment options vary. For pier-and-beam homes, termiticides are typically applied around each pier and the perimeter of the crawl space to create a chemical barrier. Products like Termidor, Altriset, and Premise are commonly used for their effectiveness in eliminating colonies. In some cases, baiting systems are installed for ongoing monitoring and control. The right approach depends on the infestation’s location and extent.
Prevention Is Just as Important as Treatment
But treatment is only part of the process. Preventing re-infestation is just as critical. Homeowners can take the following steps to reduce termite risk:
- Eliminate all wood-to-soil contact
- Use vapor barriers in crawl spaces
- Fix plumbing leaks that lead to damp framing
- Keep gutters and downspouts in good working order
- Trim vegetation and remove mulch or cardboard near the foundation
Regular inspections are recommended annually, especially in spring and early summer when termite swarmers are most active.
Newer Homes Aren’t Always Safe
Even homes built in the last 10–15 years are not immune. Termite protection treatments applied during construction degrade over time, and not all builders install long-term systems. For new construction buyers, asking about termite pretreatment and warranty coverage is a smart move.
Termite Pressure Is Rising in Central Texas
Central Texas’s termite risk isn’t going away. According to Orkin’s 2023 Termite Cities List, several Texas cities—including Austin—consistently rank among the top in the nation for termite activity. Rising humidity and unpredictable rainfall are only expected to worsen the problem.
The Role of Agents in Termite Awareness
Real estate agents working in this environment can set themselves apart by ensuring their clients are protected. That starts with making termite inspections a routine part of every transaction—particularly when dealing with pier-and-beam foundations or homes older than 20 years.
What TLC Home Inspections Offers
At TLC Home Inspections, the termite inspection process includes a full visual evaluation of accessible crawl spaces, attics, perimeter grading, and visible structural components. Reports are delivered digitally and include photos, easy-to-understand summaries, and treatment recommendations when necessary. Whether you’re working with a first-time buyer or a seasoned investor, partnering with experienced inspection professionals helps avoid costly surprises and build trust.
Preserving the integrity of Central Texas homes—especially the historic ones that give Austin its distinctive charm—requires proactive attention. Termites don’t discriminate between old and new wood. With regular inspections, early intervention, and smart maintenance, both buyers and agents can better protect their properties and navigate one of Texas’s most persistent homeownership threats.
