Termites: Start at the Stem Wall

The University of Arizona Cooperative Extension calls the desert subterranean termite (Heterotermes aureus) the most common and most destructive termite in the state. These termites need soil moisture, so they build mud tubes from soil, fecal matter and wood bits to reach your framing.

What to do: Walk the perimeter with a flashlight. Look for pencil-width mud tubes on the stem wall, and check slab cracks and spots where pipes enter the house. Tap baseboards and door frames with a screwdriver handle. Damaged wood sounds hollow.

Why you should care: Even without live termites, wood touching soil or damp ground within a foot of the foundation can land on the report as a conducive condition. Pull back mulch, move firewood and fix sprinklers that soak the stem wall.

Roof Rats and Mice: Check the Attic and the Citrus

Roof rats were first documented in Phoenix in 2001, and they now live across the Valley. The UA Extension roof rat guide lists the signs inspectors look for:

• • Scurrying in the attic at night, often the first clue
  • Banana-shaped droppings about 1/4 to 1/2 inch long
  • Oily rub marks high on rafters, not along the floor
  • Hollowed-out oranges with the rind still hanging on the tree
  • Gnawed wiring, which the guide notes is a fire risk

Traps alone rarely solve it. If you’re weighing DIY traps against professional mice removal before selling a house, look at the sequence pros follow: inspect for activity, find every entry point, remove the rodents, then seal the gaps. Skipping the sealing step is why rodents come back in time for the buyer’s walkthrough. Trim palm fronds and branches away from the roofline too, since roof rats travel overhead.

Scorpions: Do a Night Sweep

Arizona bark scorpions climb and never burrow, so they end up in walls, attics and ceilings. Here is the useful part: scorpions glow under UV light and can be spotted from several yards away.

What to do: After dark, walk the yard, block walls and garage with a UV scorpion flashlight. Replace worn door sweeps, repair torn window screens, and clear clutter stacked against the house.

Moisture Pests: Look Under Every Sink

Cockroaches and ants follow water. A slow drip under a vanity can support both, and it adds another conducive condition to the report. If you’ve already worked through our plumbing checks before listing a house, you’re halfway there. Dry cabinets mean fewer pests and a cleaner inspection.

Pest Problems That Lower Home Value

The pest itself is rarely the expensive part. The cost comes from what the buyer imagines is behind it. Here’s how common findings tend to land:

Every fix pairs a treatment with proof. Buyers forgive a past problem way faster than an unexplained one.

Selling a House With a Pest Problem

You can still sell a house with a pest problem. You just can’t hide it. The Arizona Seller’s Property Disclosure Statement asks about past or present termites and other wood-destroying organisms, treatment history, and whether scorpions, rodents or bee swarms have been on the property.

That makes your paperwork a selling tool. Before listing, gather:

• • Treatment invoices with dates and the company name
  • Any termite warranty, and whether it transfers to the buyer
  • Your pre-listing WDIIR, if you ordered one
  • Receipts for repairs to damaged wood, wiring or screens

If repairs involve opening walls or replacing framing, hire licensed trades. Our take on why some projects belong with the professionals applies here too. A sloppy patch over termite damage raises more questions than it answers. For disclosure questions specific to your home, talk to your agent or a real estate attorney.

Your Pre-Listing Home Inspection Checklist for Pests

If you’re figuring out how to get a house ready to sell, slot pests into the same timeline as paint and repairs:

1. 1. Eight weeks out:Run the four checks above. Book a licensed pest company for a WDIIR if you see anything suspicious.
   2. Six weeks out:Treat active problems. Seal gaps, replace door sweeps, trim trees and palms back from the roof.
   3. Four weeks out:Repair damaged wood, wiring and screens. Fix leaks and regrade soil that drains toward the stem wall.
   4. Two weeks out:Clean the attic, garage and cabinets so no old droppings or debris remain. Put every receipt and report in one folder.
   5. Listing day:Hand the folder to your agent so it’s ready when the buyer’s inspector arrives.

The Holm Group helps Scottsdale and Phoenix sellers prepare, price and market their homes, including through our 72SOLD selling program. Reach out to our team before you list, and we’ll help you decide what to fix and what to leave alone.