In this article we’ll be continuing our discussion by examining 3 tough to fix conducive conditions and how to rectify them, therefore reducing the risk of future infestation from wood destroying insects like termites and increasing the probability of a smooth home buying transaction.

These conditions are called tough because for most people and even some skilled DIY-ers, the fixes for these conditions will require more effort or time than they want to spend or fall into the “just hire a pro” category because of the knowledge, and skill required to do them. Some, unfortunately can’t be completely removed and therefore require preventative treatments which require a certified applicator’s licence to perform. That being said, finding, knowing about, and understanding these conditions is a big step towards fixing them. So, let’s dive in.

Foundation corner cracks

First on our list today is one of the most deceptive conducive conditions. Foundation corner cracks that extend into the soil. Corner cracks don’t usually pose a threat to the performance of the foundation or structure, however, because of the way the homes are built, they can create a clear path straight to the home’s framing when they’re wide enough and extend into the soil. Many termites are only 1 or 2 millimeters tall meaning that they can fit through some very small cracks. So, sealing corner cracks, not just on the outside but all the way through the crack can stop this potential direct access.

Poor attic and crawl-space ventilation

Poor attic and crawl-space ventilation is a conducive condition many people would consider calling a pro to remedy. Poor ventilation increases moisture in an area by trapping humid air, constantly high humidity will take the moisture content of the wood in an area. Wood destroying insects like termites prefer moist wood over dry wood because it is easier for them to eat and/or bore through. The good thing is that increasing the number or size of the vents in an attic or crawlspace increases ventilation, reduces moisture build up and the likelihood of attracting termites.

Slab joints

Slab joints are a less common conducive condition simply because most homes do not have additions. However, when they do have an addition to the first floor this normally means there is a break between the original foundation and the new extension called a slab joint. Similar to deep corner cracks, these joints even when very small, can allow direct access to framing. Current building technology doesn’t yet allow for seamless slab foundation additions meaning these are normally not avoidable during a home expansion or room addition. So, unfortunately, regular preventative treatments are the only way to “clear” this conducive condition.

Why these matter more than the easy ones

The three in this article have something in common that the easy ones don’t. Every one of them is hidden. A fence picket touching the siding is right there in front of you, but a corner crack that runs down into the soil, an attic that’s holding humidity, and a slab joint under an addition are all things a homeowner can live above for years without knowing. That’s usually why they turn up for the first time during a transaction, and why it’s better to know about them well before you’re under contract. There’s more on what a base inspection covers on our what’s inspected page and on our home inspection FAQ.

If you, a friend, or client are buying a home and worried that it might have conducive conditions and want to know how to get rid of them, we can help. On any home more than a year old, a wood destroying insect inspection comes with our home inspection at no extra cost, so our clients get valuable knowledge on the current condition of the home including information concerning wood destroying insects. They walk away with a next plan of action and contacts for the correct, trusted contractors to call who can help remove conducive conditions quickly for those who can’t or don’t want to do it themselves.

Updated July 2026

The post 3 Hard To Fix Conducive Conditions first appeared on Panther Inspections.

In this article we’ll be continuing our discussion by examining 3 more highly common conducive conditions and how to rectify them, therefore reducing the risk of future infestation from wood destroying insects like termites and increasing the probability of a smooth home buying transaction.

Wood piles touching the home

Wood piles touching the home are an easily overlooked condition for many homeowners. Keeping firewood for fireplaces and fire pits near the home means it’s easily accessible, however, when that wood is touching the structure it can make a highway for insects to enter the home. Thankfully removing this condition is as simple as removing the wood or getting it as far as possible from the home, preferably on a raised non-wood rack.

Wood to ground contact

A less common condition, wood to ground contact could be considered as anywhere wood connects the structure to the ground. On most WDI inspections it refers specifically to an area where the soil line is so high that it touches the wood siding. This is one of the more serious conditions because many times when we see this and the soil is pulled away, we find an active infestation or evidence of previous activity. The good news is that this condition is as simple to fix as lowering the soil level while maintaining a good slope away from the home. In the case that the wood to ground contact is a wooden structure like stairs. The structure can either be removed or modified so that it no longer makes direct contact with the soil or the building.

Low decks

Low decks are a conducive condition that many people don’t know about. The issue here is that many low decks connect the home to the ground and in many cases, it can’t be seen because no one can physically get under the deck. Of course, this raises some concern. Some fixes for this include raising decks off the ground to a height that someone can easily crawl under to inspect for insects and using concrete and metal post fastening techniques to protect the wood from the ground, therefore, creating the necessary disconnect.

Those are our 3 conducive conditions for today. We continued the subject in 3 Hard To Fix Conducive Conditions, which covers the ones that aren’t a weekend job.

If you, a friend, or client are buying a home and worried that it might have conducive conditions and want to know how to get rid of them, we can help. On any home more than a year old, a wood destroying insect inspection comes with our home inspection at no extra cost, so our clients get valuable knowledge on the current condition of the home including information concerning wood destroying insects. They walk away with a next plan of action and contacts for the correct, trusted contractors to call who can help remove conducive conditions quickly for those who can’t or don’t want to do it themselves.

Updated July 2026

The post 3 More Ways To Reduce Termite Risk first appeared on Panther Inspections.

Fence in contact with the home

A wooden fence that is in contact with or is attached to the home is probably the most common conducive condition we see in homes today. One of the main reasons is that many years ago it was common to attach the fence directly to the home for support, and therefore we see this on many of the older homes here in the Austin area. The issue here is that the fence posts and pickets usually touch the ground at some point and unless treated with a pesticide these materials create a delicious highway straight onto the home. Even worse this can create a direct hidden path into the home and framing if the siding is a type of wood-based product which is common on older homes. Hold on, don’t go tear down the fence because this is easily rectified. On homes that have the last “post” attached to the home in some way, that can be removed and replaced with a post that sits a few inches away from the home. Even easier is the situation where the last fence post is already sitting away from the home. For this, simply trimming the picket that touches the home away from the structure about an inch is all that’s required to remove the conducive condition. One last note on this is that if a new fence post is put in, it should be anchored with concrete in the post hole or secured to concrete with a galvanized steel post tie to reduce the risk of rot and termite infestation.

Wood rot

Speaking of wood rot, it is likely the second most common conducive condition we see in homes. It is caused by microbes slowly decaying the wood making it softer. In general, any wood that is soft and wet is going to be easier for termites to eat and inhabit, therefore making it more preferable and more likely to attract termites. The best way to deter wood rot is to keep the wood sealed and dry as much as possible. Ensure good drainage and slope around the home so that rainwater moves away from the home and doesn’t puddle or flood in areas increasing the risk of wood sidings becoming soaked. This will also ensure that the foundation settles evenly reducing the need for future foundation repairs. If rotten or deteriorating wood is found replace these pieces as soon as possible. Lastly, maintaining paint and caulking on any wood-based product will not only protect from rotting, it will prolong the life of the product.

High soil line

High Soil Line is something we see a good bit on normal home inspections and it affects how the home interacts with termites too. It occurs when the level of the dirt around the home is too high, or in other words, the amount of the foundation concrete that is visible is too low. This increases not only the potential for wood destroying insects to enter without us noticing, it increases high moisture and flood risk for the siding or masonry covering of the home. The fix for this issue is very simple though. Remove enough soil so that there is an appropriate amount of space between the cladding (exterior home covering) and the soil while maintaining a good slope away from the structure. Here we are looking for a minimum of 4 inches of visible concrete for masonry cladding, and 6 inches for wood siding and trims.

We covered even more of these in the follow-up article, 3 More Ways To Reduce Termite Risk, and then the harder ones in 3 Hard To Fix Conducive Conditions.

If you, a friend, or client are buying a home and worried that it might have conducive conditions and want to know how to get rid of them, we can help. On any home more than a year old, a wood destroying insect inspection comes with our home inspection at no extra cost, so our clients get valuable knowledge on the current condition of the home including information concerning wood destroying insects. They walk away with a next plan of action and contacts for the correct, trusted contractors to call who can help remove conducive conditions quickly for those who can’t or don’t want to do it themselves. There’s more on what comes with an inspection on our home inspection FAQ.

Updated July 2026

The post Top 3 Ways to Reduce Termite Risk first appeared on Panther Inspections.

Finding leaks that leave no visible evidence

The above image is a great example of a roof leak that appeared during an inspection on a rainy day. This leak had no visible evidence because of how new it was, however, the thermal imaging picked it up easily.

This image saved the buyers thousands of dollars in repairs that they did not have to pay for.

The reason it works is that water coming through a roof doesn’t stain a ceiling right away. It soaks into the decking and insulation first, and it can sit up there a good while before anything shows on the drywall where anyone would notice. What the camera picks up is the temperature difference, because wet material holds and releases heat differently than the dry material around it.

Telling active leaks from old stains

In an opposite scenario, when used in a home that already has stains, thermal imaging is able to pick up areas of high moisture indicating that the stain is still wet and that the leak may still be active. Or confirm that repairs have been successful and the area is dry. This one comes up a lot, because a ceiling stain on its own tells you almost nothing. It could be an active leak, or it could be something that was fixed properly six years ago and just never got painted over. Those two situations are worth very different amounts of money in a negotiation.

So to answer the question, If the inspector is using thermal imaging the rain can help the inspector see any newly formed leaks and verify whether or not existing stains are active leaks. If they aren’t using thermal imaging they are likely missing these problems.

This is why Panther Inspections uses thermal imaging on all of our inspections at no additional charge to our clients. There’s a fuller breakdown of what the camera can and can’t do, including its limitations, on our thermography page.

If you are curious to see more of what thermal imaging can do check out our other posts here.

If you have water stains and want to know more about them, a thermal imaging consultation could be the solution for you.

If you or a friend are looking for a great home inspection with the added peace of mind that thermal imaging provides and a whole host of other options, look no further.

Updated July 2026

The post How Does Rain Help Inspections first appeared on Panther Inspections.

Clogged drain pans and drain lines

WAIT! Before you run out of your home thinking you have mold in your AC, remember that mold is only one of the types of microorganisms and that bacteria are just as common so mold might not actually be it. In Texas, our air conditioners work by pulling moisture out of the air making it dryer (think less humidity) and cooling the air in the process. This condensate as its called has to be carried away from the unit, outside through the drain lines or excess moisture can build up, and cause the musty smell we experience. So, cleaning out the drain pans and drain lines for our AC units can help prevent this odor.

Dirty evaporator coils

Another culprit can be dirty evaporator coils. These coils are the ones inside the interior attic or closet part of the air conditioner and can build up dust and other contaminants from using poor quality air filter or not changing filters enough. These particles are food for microorganisms. So, cleaning the evaporator coils can also help. For this, only use soapy water, not acids as they can corrode the coils. After the coils are clean an antimicrobial spray such as Microban (a well-established brand) can be applied at regular intervals and allowed to dry on the coils to reduce microbial growth in the future. Bleach is not a good idea as it can corrode the coils and spread noxious fumes throughout the home.

UV-C lamps

If a frequent chemical application is not an appealing option or not working well enough an alternative is the installation and use of a UV-C Lamp inside the unit. These lamps emit UV-C, an odor free, sterilizing form of light naturally occurring in sunlight, into the unit completely destroying most of the microorganisms present. The main drawback of the lamps tends to be the cost of installation and the cost of new bulbs when they burn out.

What we see on an inspection

A smell is one thing, but the conditions causing it usually leave a temperature signature before anybody notices an odor. On a home inspection the infrared scan will often pick up a wet drain pan, a condensate line that isn’t draining, or a coil that’s cooling unevenly, and those are the same conditions that feed microbial growth. There’s more on what the camera can and can’t find on our thermography page. Thermal imaging comes with every inspection at no extra cost.

The bottom line is that while dirty sock syndrome is annoying and obtrusive, it is a common problem and can be treated. If you need more info about dirty sock syndrome or how to treat it calling a licensed AC Tech is the best way to get info about your specific unit. If this is the case, we at Panther Inspections are connected to the top contractors in our area and have a referral for you!

Updated July 2026

The post Why Does The AC Smell first appeared on Panther Inspections.

Disconnected Items

During a home inspection if something is disconnected it won’t be inspected or will have a very limited inspection. This can mean a sink, appliance or air conditioner doesn’t have any visual defects, yet does not function correctly when reconnected and operated. That’s the part worth understanding. A disconnected item isn’t a passed item, it’s an unknown, and it stays an unknown until somebody plugs it in and runs it.

Utilities Are Off

If utilities are turned off it will affect how much of many different systems the inspector can evaluate. For instance, if the gas is turned off to the home many different appliances like the water heater, furnace, and oven can’t be tested. Therefore, limiting the inspector’s ability to find issues other than those that are visible without operating the unit. Furthermore, any issues not found during the initial inspection have the potential to cost the clients lots of time and money in the future.

This one comes up most often on vacant homes and foreclosures, where the power or gas has been shut off for a while. If you know ahead of time that utilities are off, it’s worth asking whether they can be turned on before the inspection rather than paying for two visits.

Check Completed Repairs

Lastly, re-inspections are a great way to check to make sure any repairs performed after the initial inspection were done correctly. These inspections also typically cost a fraction of what the original inspection did and are an unbiased professional analysis of the completed work. A receipt from a contractor tells you money changed hands. It doesn’t tell you the work was done properly, and we do find repairs that were done wrong or not done at all.

Re-inspections fill in any gaps left from the first inspection and check any repairs that have been made. So, the next time you or someone you know get an inspection, consider a re-inspection if any of the above items apply. We at Panther Inspections offer re-inspections and have flexible scheduling to ensure our clients get the info they need to make informed home purchases quickly. You can see what’s covered on a full inspection on our what’s inspected page.

Updated July 2026

The post Why Are Re-Inspections Necessary first appeared on Panther Inspections.

They Save Money

While these units are more energy efficient, many are 80% efficiency with some as high as 90%, the total savings per month compared to a tank heater, even an older one, could only be as little as $10 per month when the proper calculations are done. This may not be enough money to offset the cost of the unit coupled with installation (think financing) and the maintenance these units require. Which brings us to our next myth.

They Don’t Need Maintenance

Tank-less water heaters still need maintenance like a tank heater. They build up scale (think caked on minerals) inside the units piping that needs to be flushed every 6 to 24 months depending on water hardness and frequency of use. This task does involve some special equipment so, a licensed plumber experienced with tank-less water heaters should be contacted to help with this as it’s not something the average person wants to learn to do.

Worth knowing around here specifically. Central Texas water is hard, so scale builds up faster than it would in a lot of other parts of the country, and a unit that’s never been flushed will show it.

Instantaneous Hot Water

While tankless water heaters can provide a nearly endless stream of hot water, they still cannot provide it instantaneously without the use of another plumbing component called a recirculation pump. A tankless heater saves money by only heating water that flows through the heater when the water is turned on. However, if the water in the pipes has gone cold since the last use, the unit will take a few moments to push that water out from the lines before the hot will arrive at the faucet. A recirculation pump constantly removes the cold water from a pipe to allow new hot water to fill in behind it, therefore, providing hot water instantaneously. These pumps, however, are not part of a tank-less water heater.

All this being said, tank-less water heaters are still a good investment if you’re looking to install one. They should, however, be seen as more of a luxury/long-term energy efficiency item than an immediate cost savings item.

If you are in the market for a tank-less water heater, calling your local plumber who is experienced with tank-less systems is the best way to get more info. If you or a friend is purchasing a home with a tank-less water heater or are unsure of what kind of water heater the new home has a highly qualified, licensed and insured Panther Inspections home inspector can help you get the info you need. Water heaters are part of the plumbing section of every base inspection, which you can see in full on our what’s inspected page.

Updated July 2026

The post Top 3 Tankless Water Heater Myths first appeared on Panther Inspections.

Builders Make Mistakes

All builders use subcontractors to complete a home quickly. Many times even having to share these subs because of the high demand for housing here in the Austin area. These “subs” are many times in a hurry, under pressure, and minimally paid. So, mistakes are made in every home. The builder’s representatives monitor and revise construction but they too are typically overseeing more homes than they can handle. That means any mistakes made, go unnoticed or are forgotten.

Remember also that each trade covers up the work of the trade before it. Framing gets hidden by insulation, insulation gets hidden by drywall, and drywall gets painted. A mistake that would have taken ten minutes to correct at the right stage becomes a much bigger job once it’s buried.

Builders’ Inspectors Miss Things

Yes, many builders have their own inspectors or contract them. These inspectors are usually paid bottom dollar for their services and perform as many as 10 inspections a day. That is not enough time to thoroughly inspect a home. All this means it’s easy for them to miss problems with the home. Furthermore, since they are paid by the builder, they are liable only to the builder, not the buyer.

The same goes for the municipal inspections. Those are checking the home against code, which is a minimum standard, and they aren’t checking whether the systems actually perform the way they should for you.

Clients Are Ultimately Responsible

When reading the paperwork from the builder, the buyers must pay very close attention to where responsibility lies. Many builder’s contracts put the liability of ensuring the home is properly built on the buyer, who many times is not equipped to do so. We can’t all be experts on homes after all, so the best thing to do is call a third party inspector. An expert inspector of your choice will take the time needed to completely evaluate the home.

One more thing worth timing correctly. Most builders offer a warranty period, commonly a year, and an inspection shortly before that runs out is one of the more useful ones you can get. Anything found is still the builder’s problem rather than yours. That’s a different visit from the one at closing, and both are worth doing.

If you or a friend are buying or building a new home, the home inspection experts at Panther Inspections are fully equipped with the latest technology and techniques to help ensure a new home is performing as intended. There’s more on what’s covered and what isn’t on our what’s inspected page and our home inspection FAQ.

Updated July 2026

The post Why New Homes Need Inspections first appeared on Panther Inspections.

Basically, anything that gives a termite a covered path from the soil to the wood of your house is a conducive condition. They don’t like being out in the open any more than we do, so a fence picket or a stack of firewood against the siding is exactly the kind of bridge they’re looking for.

The ones that are easy to fix

Most of what we find falls in this group, and the fixes are usually a Saturday afternoon rather than a contractor. Trim any fence picket that touches the house back about an inch. Move the wood piles off the wall and up off the ground. Cut back the foliage and tree limbs that are resting on the siding or the roof. For a high soil line, remove enough dirt that you can see a minimum of 4 inches of visible concrete for masonry cladding, and 6 inches for wood siding and trims, while keeping a good slope away from the structure so rainwater still runs off.

Wood rot is its own thing. Rotten wood is softer and usually damp, which makes it easier for termites to eat and easier for them to live in, so it’s worth replacing the deteriorated pieces and then keeping everything sealed and painted going forward.

The ones that aren’t

There are a couple that we can’t really do anything about. Conditions like a slab joint from an addition, which is virtually impossible to remove, or a very low deck which would have to be torn out to resolve the condition. For these, preventative treatments are recommended to make infestation less likely. Nobody is going to demolish a deck over a maybe, and a treatment plan from a licensed pest control company handles it for a lot less money.

Why your lender may care more than you do

This is the part that surprises people mid-transaction. Many lenders, especially on a veteran assistance loan, won’t approve the loan until most or all of the conducive conditions on a structure are rectified and a clear WDI report is obtained. So a wood fence touching the house stops being a maintenance item and starts being the thing holding up a closing. Finding them early in the process is a lot less stressful than finding them a week out.

Your termite inspection is already included

Worth knowing before you go shopping for one separately. On any home more than a year old, a wood destroying insect inspection comes with our home inspection at no extra cost, and it’s issued as its own separate report. Conducive conditions get noted on it whether they’re active problems yet or not, so you’ll have the list in writing. You can see everything that’s covered in a base inspection on our what’s inspected page, and there are more answers on our home inspection FAQ.

The bottom line is that most conducive conditions are cheap and quick to correct once you know they’re there. The expensive version is the one nobody looked for.

If you are concerned about conducive conditions on your current home or the one you’re buying we can help. Give us a call to schedule a consultation or a termite inspection today.

Updated July 2026

The post What Are Conducive Conditions first appeared on Panther Inspections.

Save Time

A normal inspection will take anywhere from 2 to 6 hours depending on the size of the house and what is being inspected. A consultation generally being only an hour or so limits the amount of time needed to get the desired info. The inspector will check any specific items in question and advise the client verbally on the outcome and recommendations, on site. Therefore eliminating the wait time associated with a full inspection or the headache associated with calling many different contractors.

Get Only The Info You Need

Sometimes a full home inspection isn’t needed. A consultation focuses only on getting the client the answers to the questions they have. The inspector arrives prepared to use all of their knowledge and tools available to them (including a thermal camera) to investigate any areas of the home in question and consult the client on findings and next course of action.

The thermal camera is worth mentioning on its own here, because a lot of consultations are about moisture. A stain on a ceiling, a soft spot on a floor, a room that never gets comfortable. Those are exactly the things an infrared scan is good at narrowing down. There’s more on that on our thermography page.

Save Money

A consultation is billed by the hour, and most only take one hour, so there is a large money savings compared with a normal inspection. Clients get the info they need to move forward without costing a small fortune. For current consultation rates, use our quote page or give us a call.

Lastly, not all inspectors offer consultations. So the next time someone you know has questions about a water stain, a hot room, or any issue with their home and they don’t know who to call, Panther Inspections can help.

Updated July 2026

The post The Benefits of a Consultation first appeared on Panther Inspections.