When buying or selling a home in South Carolina, a termite letter can make or break the deal. A termite letter, also called a Wood Infestation Report, is an official document issued after a thorough inspection by a licensed pest control professional. It outlines the presence or absence of termites and other wood-destroying organisms. But what happens when that report comes back with bad news—or worse, inaccurate or incomplete information?

What Is a Termite Letter?

A termite letter is a required document in most real estate transactions across South Carolina. It’s issued after a licensed pest control company inspects the property for signs of active termite infestations or past termite damage. It also checks for other wood-destroying organisms, such as powderpost beetles or wood-decaying fungi.

While the letter doesn’t guarantee a termite-free future, it confirms the home’s current condition at the time of inspection. This document is particularly important because South Carolina’s humid climate makes homes vulnerable to termites year-round.

Why Might a Termite Letter Be Considered “Bad”?

A “bad” termite letter doesn’t necessarily mean the inspector did a poor job. Instead, it usually means the letter reveals something negative about the property, such as:

Evidence of active termite infestations

Unrepaired past damage

Moisture problems are conducive to future infestations

Incomplete inspections or clerical errors

Sometimes, the issue lies in how the inspection was performed or recorded. If the letter is vague, misleading, or missing critical details, it can cast doubt on the home’s condition—and complicate closing.

Who Is Responsible for a Bad Termite Letter?

This is where things get interesting. Who is responsible depends on the context.

Sellers are typically responsible for ensuring the property is in acceptable condition and for providing the termite letter.

Buyers may choose their inspector if they want a second opinion.

Real estate agents act as intermediaries but may influence who conducts the inspection.

Pest control companies are responsible for conducting a thorough, accurate inspection and documenting the findings truthfully.

If the termite letter contains errors or if key problems were missed, you may have grounds to hold the inspection company accountable.

Where to Get Help in South Carolina

If you’ve received a questionable or bad termite letter in South Carolina, you don’t have to handle it alone. The first step is to connect with a licensed professional who specializes in termite inspections and treatments. One trusted option for pest control South Carolina is Herren Pest Patrol. Based in the heart of the Lowcountry, they offer detailed inspections and solutions for termites and other pests.

In addition to working with a reputable pest control service, you may also want to consult:

Your real estate agent, for advice on navigating contract terms.

An attorney, if the transaction is at risk or if legal liability is involved.

A second pest inspector to verify or refute the findings of the original letter.

When Should You Act?

Timing is everything. If you’re buying a home and receive a bad termite letter, take action before closing. Once you sign the papers, you assume responsibility for the property’s condition, including hidden pest problems.

If you’re selling and a buyer raises concerns, address the issues promptly. It may involve:

Paying for treatment and repair

Getting a second inspection after corrections

Updating the original termite letter

In South Carolina, termite letters are typically valid for 30 days, so any fixes or follow-up inspections should be done within that window to avoid additional delays.

How to Fix a Bad Termite Letter

Fixing a bad termite letter starts with identifying the problem. Here’s a clear step-by-step process:

Review the Letter in Detail

Understand exactly what the report says. Is there active infestation? Previous damage? High moisture readings?

Request Clarification

If something seems vague or incorrect, contact the issuing pest control company. Ask for clarification or a site revisit if necessary.

Hire a Second Inspector

Sometimes a second opinion is needed, especially if you suspect the first inspection was incomplete or biased.

Get Treatment and Repairs

If termites or damage are confirmed, schedule treatment right away. South Carolina regulations require licensed professionals to carry out structural repairs caused by termites.

Obtain an Updated Letter

Once treatment and repairs are complete, request a new termite letter. Make sure it reflects the corrected condition of the home.

Keep Documentation

Maintain records of inspections, treatments, and repairs. These will be essential if there are disputes or future inspections.

Which Mistakes Should You Avoid?

When dealing with termite letters, avoid these common pitfalls:

Waiting too long to act on bad findings

Choosing the cheapest pest control service instead of the most reliable one

Failing to follow up on repairs or moisture problems

Overlooking warranty options on treatments or repairs

Also, make sure to check that the pest control company is licensed by the South Carolina Department of Pesticide Regulation, which oversees inspections and termite letter standards.

Whose Responsibility Is It to Pay?

This varies by contract. In many South Carolina real estate deals, the seller pays for the termite inspection and any necessary treatment. However, buyers may negotiate for repairs or request that treatment be completed before closing.

If a bad termite letter causes a deal to fall through, financial responsibility may shift depending on who ordered the inspection and what the purchase agreement states.

Final Thoughts

Fixing a bad termite letter can feel overwhelming, but it’s entirely manageable with the right approach and the right help. Whether you’re trying to sell your home or purchase a new one in South Carolina, being proactive and informed makes all the difference.

Start by working with a reputable provider like Herren Pest Patrol to ensure you get a thorough and accurate inspection. Then, if issues arise, take the proper steps to correct them, communicate clearly, and move forward with confidence.

In the long run, dealing with a termite letter the right way not only protects your investment, but it also protects your peace of mind.