Why a 1950s Bungalow Turned to Full-Perimeter Foundation Treatment
You are standing in a living room with quarter-sawn oak trim and a history of repairs. For the owner of this 1950s bungalow - a 2,000 square foot, single-story house on clay soil with a shallow crawlspace - recurring termite damage had become an expensive routine. Over five years the homeowner paid $2,500 for spot repairs and localized treatments, yet every spring a new set of mud tubes or hollowed floor joists turned up.
The turning point came during a home inspection before a planned refinance. The inspector recorded active subterranean termite activity in four structural locations and estimated unrepaired damage could reach $18,000 within two years. Confronted with a choice between repeated temporary fixes and a comprehensive approach, the owner engaged a licensed pest control contractor to evaluate a foundation treatment aimed at eliminating infestation and preventing recurrence.
The Recurring Termite Damage That Local Spot Treatments Couldn’t Fix
What made this bungalow different from a routine service call? Three factors combined to make spot treatments ineffective:
- Multiple entry points: utility penetrations, a damaged sill plate, and unsealed expansion joints provided access all around the foundation. Soil and moisture conditions: heavy clay held moisture against the foundation and encouraged termite foraging within inches of the structure. Partial treatments: prior contractors treated visible galleries but did not establish a continuous treated soil barrier, leaving untreated corridors for termites to bypass treatments.
Quantified risk summarized the problem: four active infestation sites, recurring inspections every 6 to 9 months, and estimated annualized repair and service costs of roughly $1,500 if the pattern continued. The goal was clear - stop the colony activity and protect structural members for the long term without unnecessary disturbance to the home.
Why the Team Chose a Full-Perimeter Foundation Treatment
After onsite evaluation and termite-damage assessment, the contractor recommended a full-perimeter foundation treatment combined with monitoring stations. The rationale rested on three principles:
- Create a continuous treated soil barrier to block subterranean termites from reaching the wood. Use non-repellent termiticides to ensure termites contact treated soil and transfer active ingredient within the colony. Monitor with in-ground stations to detect future activity early and to validate treatment success.
Options considered included baiting systems, local wood treatments, and a hybrid approach. Baiting was appealing for minimal soil disturbance, but bait systems can take longer to suppress a large, established colony. Local treatments addressed visible damage but left untreated pathways. The team prioritized speed of colony elimination while creating a long-term protective barrier, leading to a liquid foundation treatment using a labeled non-repellent termiticide plus six monitoring stations placed around perimeter hotspots.
Step-by-Step: Applying a Foundation Treatment to a 2,000 sq ft Bungalow
The implementation was carried out over a three-day window to minimize homeowner disruption. Here is the step-by-step process the contractor followed, with specific actions and timing.
Day 1 - Prep and Perimeter Trenching
- Site prep: clear 2 feet from foundation where possible, identify access points, and protect plants and sprinkler heads. Trenching: a continuous trench 6 inches wide and 6 to 12 inches deep was dug along the full perimeter where soil-to-foundation contact existed. Drilling slab: at slab-on-grade sections and concrete steps, the technician drilled drilled weep holes at 6 to 8 foot intervals as allowed by the product label to create channels to the soil underneath.
Day 2 - Product Application and Backfill
- Termiticide application: the technician applied a non-repellent liquid termiticide (a registered product from the professional line, applied at label rates) into the trench and drilled holes to create a continuous treated zone. The volume used totaled 12 gallons, covering the perimeter and around critical piers and utility penetrations. Utility treatment: soil around plumbing stacks, HVAC pads, and foundation vents received directed treatment. Backfilling: trenches were backfilled and compacted. Landscape was restored to a tidy condition.
Day 3 - Monitoring Station Installation and Documentation
- Station placement: six in-ground monitoring stations were installed at known hotspots and two additional stations at corners. Stations were numbered and mapped. Inspection photos and report: the contractor provided a detailed report including maps, photos, product labels, applied volumes, and the 5-year service warranty terms. Initial follow-up scheduled: 30-day and 90-day follow-ups were set, then quarterly for the first year and annual inspections thereafter.
Safety measures and label compliance were observed throughout. The homeowner was given a copy of the material safety data sheet and instructions for garden rewatering after 24 hours.
Damage Stopped, Property Value Preserved: Quantifiable Results After 12 Months
Results were tracked with two parallel metrics: biological outcomes and financial outcomes. Biological verification came from monitoring stations and structural inspections; financial outcomes compared prior repair costs with future avoided expenses.
Metric Before Treatment After 12 Months Active infestation sites 4 0 Termite activity signs (mud tubes, swarms) Observed seasonally None observed Monitoring station hits 3 of 6 positive 0 of 6 positive Repair costs avoided (estimated) $18,000 potential $15,000 saved estimate Out-of-pocket pest control cost (first year) $2,500 cumulative for spot fixes $2,150 (treatment plus two follow-ups) ROI timeframe N/A Approximately 9 months (based on avoided repair costs)Observations: within 45 days technicians found reduced foraging activity near treated areas. By the 90-day inspection no active galleries were found and monitoring stations were free of termite debris. At the 12-month inspection the structure showed no new damage and the homeowner reported no signs of swarms or mud tubes. With a 5-year warranty in place, the contractor agreed to re-treat if activity recurred.
Five Practical Lessons from This Foundation Treatment Case
From the end-user perspective, this case yielded concrete lessons you can apply to your own property decisions.
Assess the whole perimeter, not the obvious spots. Termites exploit the path of least resistance. Treating only visible damage leaves bypass routes. A continuous treated barrier matters. Choose the right product for the colony size and urgency. Non-repellent products work differently than repellents. When you need faster colony suppression, discuss non-repellents and colony-transfer effects with a licensed technician. Documentation reduces future disputes. Get a mapped report, product labels, and a written warranty. This case was easier to manage because paperwork clearly described what was done and what the warranty covered. Combine treatment with moisture control. Fix leaky gutters, grade the soil away from the foundation, and ensure vents and landscaping do not trap moisture. The chemical treatment prevents termite access, but dry conditions reduce attraction. Monitor actively after treatment. Install monitoring stations and keep scheduled inspections. Early detection remains cheaper than large structural repairs.Can You Use This Approach? A Quick Self-Assessment and Action Plan
Before you decide, run this short self-assessment. Answer each item yes or no and score one point per yes. Total the points to see where you stand.
Self-Assessment Checklist
- Do you have visible mud tubes, hollow-sounding wood, or discarded wings? (Yes/No) Has your property had termite activity within the last two years? (Yes/No) Is the soil near your foundation frequently wet or poorly drained? (Yes/No) Are there known gaps where wood meets soil or unsealed utility penetrations? (Yes/No) Are you planning renovations, sale, or refinance within three years? (Yes/No)
Scoring guidance:
- 0-1: Low immediate urgency. Continue regular inspections and maintenance. 2-3: Moderate risk. Schedule a professional inspection and discuss monitoring plus targeted interventions. 4-5: High risk. A perimeter foundation treatment plus monitoring and moisture control should be considered promptly.
Quick Quiz - Test Your Understanding
Choose the best answer for each question, then check the answers below.
What is the primary purpose of a foundation treatment?- a) Kill every termite on the property b) Create a treated soil barrier to prevent subterranean termites from reaching wood c) Replace damaged wood
- a) It smells better b) Termites do not avoid it and can transfer it within the colony c) It requires no label compliance
- a) Increasing landscape irrigation b) Improving drainage and removing wood-to-soil contact c) Adding mulch against the foundation
Answers: 1-b, 2-b, 3-b.
How to Turn This Case Study Into an Action Plan for Your Home
If this case feels familiar, here is a practical, reader-focused action plan you can follow.
Schedule a licensed termite inspection. Get a detailed report that maps activity, notes entry points, and estimates potential structural risk. Request options. Ask for pros and cons of full-perimeter liquid treatment, baiting systems, and hybrid approaches. Insist on written comparisons including costs and timelines. Check credentials. Verify the applicator is licensed in your state, carries insurance, and provides a written warranty for treatments. Prepare the site. Repair gutters, reroute sprinklers, and seal minor foundation gaps to maximize long-term effectiveness. Install monitoring. If you proceed with treatment, pair it with monitoring stations and scheduled follow-ups for the first year. Document everything. Keep records of invoices, product labels, inspection reports, and warranty documents. These matter for resale and for future claims.Final practical note from an expert perspective: be slightly skeptical of any provider who promises instant, permanent elimination without monitoring or follow-up. Termites are resilient. Effective protection combines correct product choice, complete application, site maintenance, and verification. The read more bungalow in this case avoided major repairs and preserved value because the treatment targeted the full perimeter, the contractor followed label directions, and the owner committed to moisture control and inspections.
If you are deciding whether a foundation treatment is right for your property, use the checklist and action plan above to structure your decision. Speak with at least two licensed professionals, ask for references from recent jobs similar to yours, and require a written plan and warranty before work begins.