Termite Damage
Crawl Space Repair
in Maryland

OBW repairs the structural damage left by termites. We do not perform extermination. Pest elimination requires a licensed pest control company — a separate license and regulatory framework from the contractor license OBW holds for structural repair work.

This distinction matters, and we're direct about it for a practical reason: the sequence is critical. Structural repair must come after the infestation is eliminated. Replacing joists and beams before active termites are controlled means potentially replacing them again. OBW will not begin structural repair work until you provide documentation from your pest control company confirming the infestation has been treated and is under control.

In practice, we coordinate regularly with licensed exterminators in the Baltimore metro and surrounding Maryland counties. If you don't have a pest control relationship, we can recommend companies we've worked with. Once the exterminator has completed treatment and confirmed the structure, we schedule the structural assessment and repair.

Subterranean termites — the species responsible for virtually all termite damage in Maryland — feed on the cellulose in wood. They typically enter a crawl space from the soil, build mud tubes up foundation walls or piers, and attack the wood members from the inside out. The outside of a joist can appear completely normal while the interior is largely consumed. This is why probe testing is essential — a joist that looks fine may fail the awl probe test entirely.

The members most commonly affected in Maryland crawl spaces: floor joists (especially near foundation walls where termites enter), the rim joist or band joist running along the perimeter of the floor system, sill plates (the wood members sitting on top of the foundation wall), and in severe infestations, the main carrying beams. Post bases are also vulnerable where posts contact or are near soil.

Severity ranges widely. An early-stage, localized infestation might affect a single joist bay. A long-established colony that went undetected for years can compromise the full perimeter rim joist and multiple interior members. The structural assessment determines scope — and the scope drives the repair cost.

Extermination always comes first. Installing new lumber before active termites are eliminated is counterproductive — you're providing fresh food for the colony. Even more importantly, exterminators may need access to affected structural members to properly treat termite galleries and mud tubes. If those members have already been replaced, the exterminator cannot confirm treatment was complete.

The correct sequence: (1) Engage a licensed pest control company. They inspect, identify the infestation scope, and treat — usually with soil treatment, bait stations, or both. (2) Pest control company confirms treatment is complete and the infestation is controlled. (3) OBW conducts structural assessment to document damage scope. (4) OBW performs structural repair with pressure-treated lumber. (5) Consider ongoing monitoring through the pest control company to prevent recurrence.

Some homeowners are tempted to skip or shortcut pest control for cost reasons. We strongly advise against this. Untreated termite infestations don't self-resolve, and structural repairs in a home with active termites carry real risk of rapid re-infestation of new members. The pest control cost is a fraction of what re-doing structural work would cost.

Termite damage structural repair is priced the same way as any other crawl space structural repair: by member type, linear footage, and scope. Sistering a damaged joist is priced per linear foot of sister. Replacing a rim joist runs along the perimeter. Replacing sill plates is a more involved scope. All of this is laid out in an itemized written quote after OBW's structural assessment.

What drives cost in termite damage repair is typically scope and access. A localized early-stage infestation might require replacement of four to six joists and a section of rim joist — a one-day job in the $2,500–$5,000 range. An extensive infestation that consumed the full perimeter rim joist, multiple sill plate sections, and significant interior joist damage can run substantially higher and require two to three days of crew time.

One important note: the pest control cost and the structural repair cost are separate invoices from separate companies. OBW's quote covers only the structural repair scope. When budgeting for a termite remediation project, account for both — and don't skip the pest control step regardless of the additional expense.

Past termite damage is often discovered during routine crawl space inspections, home inspections before real estate transactions, or when a homeowner notices soft floors and calls a contractor to investigate. The evidence of past termite activity includes: mud tubes (dried or active) on foundation walls and piers; galleries (hollow tunnels) visible in probed wood members; darkened, weakened wood with a distinctive hollowed appearance; and frass (termite waste) — a gritty powder found near affected members.

The structural consequence of past termite damage is the same as current damage: wood with significant gallery formation has lost structural integrity regardless of whether termites are still present. If the probe test reveals soft, hollowed wood consistent with termite galleries, the member needs replacement — regardless of whether the infestation is active.

OBW inspectors are trained to distinguish termite damage from fungal decay (which requires moisture and has a different visual signature) and from mechanical damage. If we identify evidence of past termite activity during a structural assessment, we'll note it in the report and advise you to have a licensed pest control company confirm whether the infestation is active or historical before finalizing the repair scope.