Termite inspection question

Easy... Tell them the cost of termite repairs if termites are found and the cost it will increase dues or cause a special assessment to cover... Can't make the date, then arrange something... Otherwise suffer the consquences of termite damages...

Be sure you research and have data to support these costs you are to publish to scare people. It can be found easily in this information age. Don't sound like 'chicken little' or be an alarmist.

Typically there are two modes of infestation (entry), subterranian, and dry wood. The former is a result of wood to ground contact. Easily diagnosed from outside the building at gound level. No need for unit entry inless they are found there.

The latter, dry wood, results from swarming and a crack between boards, panels, etc, give them an entry point.
This can occur at any level of the building. Because of this prevention is very difficult.

Regular maintenance to keep the exterior wood of your home in good condition, combined with proactive treatment measures recommended by a trained expert, can help reduce the likelihood and scope of an infestation.

This is easier to accomplish than relying on membership participation for inspections awhich gind them afgter the fact and should be part of any common area maintenance.

Judy,

My recollection is that California law mandates that a condo association is responsible for termite control. An owner who refuses entry for termite inspection and/or treatment jeopardizes the entire structure and interferes with the association's duty to control the termites.

Most condo documents allow the association to make entry into a unit with notice. Inform the non-participants that you will be making entry on a particular date. If they choose not to be there give them the option of leaving a key with your manager. If they do not do that, have a locksmith present to pick the locks and charge the owners for the cost of the locksmith.

This avoids screwing around with scare tactics and appeals to reason, which you have already learned have no effects. You just give them notice you are going in on a particular day. Give them the options to make it easier on themselves and let them know the consequences of obstructing. Do your job and let the non-cooperative owners pay for their stupidity.

Another route would be to seek a court order allowing entry, but the cost in both time and fees would make it the last choice.

We had the same problem in my 100 freestanding single-story homes HOA. Only about half of the 100 owners ever arranged for an inspection every year by Big Termite Company which we had a contract with. We got a discount for all 100 homes and the cost was built in to the budget every year.

After 25 years of that arrangement we cut everyone loose this year. Termite protection is now the responsibility of each homeowner. Sounds like that's not an option in a multi-unit building in California, though.

I agree with John and Geno ... If you are not getting owners to participate then it should be the Owner's future responsibility ... OR ... Potentially if you send out a notice to Amend your CCR's to note that Termite Damage and remediation SHALL be at the expense of each Homeowner for ANY unit which has NOT participated in the prior year scheduled Termite Inspection. Maybe that will get everyone's attention.

And this response from 2017 is now showing up as new. So weird. The bug infestation thread showed up as newly replied to as well.

Ah. Ok, thanks.