Three pests, one inspection
Termites get the attention, but they are not the only thing eating the timber in Inner West homes. Borers have been quietly working through Baltic pine floorboards in Kingsville and Ascot Vale since the boards were laid, and wood decay fungi thrive in the damp, under-ventilated subfloors that sit beneath most pre-war houses between the Maribyrnong River and the bay. A timber pest inspection carried out to Australian Standard AS 4349.3 covers all three, along with the conditions that allow them to take hold.
That breadth is why the timber pest inspection is the report used for property purchases across Victoria, and why it is the better choice for owners of older timber homes who want a complete picture rather than a termite-only check. A termite inspection to AS 3660.2 is the right tool for routine monitoring of a home you already know. When the question is “what is wrong with this timber”, the timber pest inspection answers it.
The pests we look for
Subterranean termites
The dominant species in Melbourne is Coptotermes acinaciformis, which nests in the root crowns of eucalypts, in old stumps and occasionally inside wall cavities, and forages through soil for timber in contact with or close to the ground. Nasutitermes exitiosus is also found in the Inner West, usually in mound nests in reserves and larger gardens. Both leave mud leads, mud packing and hollowed timber with a paper-thin surface, and a timber pest inspection looks for them with the same thoroughness as a dedicated termite inspection.
Timber borers
Borers are beetles whose larvae tunnel through timber for years before emerging as adults through small round flight holes, leaving fine dust called frass. The Anobium borer prefers seasoned softwoods, which in practice means the Baltic pine flooring, lining boards and roof timbers of Victorian and Edwardian homes in Kingsville, Seddon and Yarraville. The Lyctus or powderpost borer attacks the sapwood of hardwoods and turns up in newer framing, decking and furniture. Borer damage is usually slower and less structural than termite damage, but an active Anobium infestation in a floor can leave boards too weak to walk on, and a lender or buyer will want it identified.
Wood decay fungi
Decay, whether called wet rot, dry rot or brown rot, is fungal growth in timber with a high moisture content. It is the most common finding in Inner West subfloors, where clay soil, blocked vents and leaking plumbing keep bearers and joists damp for months. It is also frequent at the base of pergola and deck posts, in weatherboards that have been buried by rising garden beds, and around bathrooms and laundries in homes of every age, including the industrial conversions in Spotswood and Footscray where old factory floors have been overlaid with new timber. Decayed timber loses strength, and it is strongly attractive to termites, which is why the two pests are so often found together.
How the inspection is done
A timber pest inspection is a non-invasive visual inspection of all accessible areas. The inspector works through the interior room by room, then the subfloor, roof void, exterior, outbuildings and grounds, using a moisture meter on suspect surfaces, a sounding tool on skirtings, frames and structural timbers, and a probe on soft or discoloured wood. Where they add value, thermal imaging or a termite detection radar may be used to check for hidden activity or moisture behind finished surfaces. Our inspectors hold the licensing Victoria requires for pest management.
The inspection does not include cutting into walls, lifting fixed floor coverings or moving heavy stored goods. Every area that cannot be safely accessed is recorded as such. In practice, the most useful thing you can do before the visit is clear the subfloor hatch, the roof manhole and the walls of the garage and laundry, which are exactly where evidence tends to hide.
What the report contains
The AS 4349.3 report identifies each timber pest found, where it was found, how extensive the damage appears to be, and whether the activity looks current or historical. It records moisture readings, describes the conducive conditions around the property and lists the limitations of the inspection. Photographs are included for anything significant. The report ends with recommendations, which usually fall into three groups: moisture control, treatment of any active pest, and repair or monitoring of damaged timber.
For a buyer, that translates directly into decisions. Historical Anobium holes in a hallway floor are common in Kingsville and rarely change a purchase. Live termite activity in a bathroom wall does. Extensive decay in subfloor bearers is a repair job that belongs in the price negotiation. We talk each finding through so you know which is which. If you are buying, our pre-purchase inspection service is built around this report and the timing of a Victorian sale.
Local patterns worth knowing
Post-war brick veneer in Sunshine, Braybrook and Altona rarely has borer problems in the floor, because the floors are often concrete, but the timber roof framing and the frame behind the brick are as exposed as any weatherboard, and decay around poorly drained slab edges is common. The 1990s and 2000s townhouses that fill the gaps in Maribyrnong and Maidstone were mostly built with hardwood framing susceptible to Lyctus and with balconies that have now had two decades to develop leaks. The industrial-to-residential conversions in Spotswood mix century-old hardwood posts with recent softwood fit-outs, and the two behave very differently when damp.
Booking
A timber pest inspection suits buyers, sellers preparing a property for sale, owners of older timber homes who have never had one, and anyone who has found holes, dust, soft timber or a musty smell and wants to know what is causing it. Contact us with the address and a brief description of the home for a free quote, and mention any deadline such as a contract or auction date so we can prioritise it.