Should I Buy a House with Deathwatch Beetle?
Finding a deathwatch beetle infestation on a house survey can be alarming. It is a serious type of woodworm that can cause major structural damage, but it's not always a dealbreaker.
This guide explains what the issue means for a property purchase and provides a clear, calm path forward. We'll cover what a deathwatch beetle is, how a surveyor finds it, the potential costs involved, and what steps you should take next.
What is a Deathwatch Beetle, and why is it a concern?
The deathwatch beetle (Xestobium rufovillosum) is a species of wood-boring insect, also known as woodworm, that attacks the structural timbers of a property.
Unlike common woodworm, which primarily affects softwood, the deathwatch beetle is known for infesting hardwoods like oak and elm.
They are particularly drawn to older timbers with some degree of fungal decay, which is often found in historic buildings.
The primary concern with a deathwatch beetle infestation is the potential for long-term structural damage. The larvae can live deep inside the wood for up to 10 years, weakening the timber from the inside out. Over time, this can compromise a building's structure if left untreated.
How is it found on a survey?
A surveyor will look for a few key signs of a deathwatch beetle infestation during a survey. It is important to know the difference between the signs of this beetle and those of the more common woodworm.
- Exit Holes: The adult beetle leaves a round, clean exit hole in the timber. At around 3mm in diameter, these holes are larger than those of common furniture beetles.
- Frass: Frass is the insect's waste, similar to sawdust. Deathwatch beetle frass is a key indicator. It looks like small, gritty pellets and is often found in piles under affected timbers. The presence of fresh frass is a sign of an active infestation.
- Tapping Noise: The beetle gets its name from the tapping sound it makes to attract a mate during the spring and early summer. The sound is often described as a soft ticking. A surveyor may listen for this or note a buyer's account of the noise in their report.
A specialist Damp & Timber Survey is the only way to get a full and accurate diagnosis.
Our experienced surveyors will identify the problem, determine its cause, and provide a clear plan of action with a fixed quote.
This gives you the power to negotiate or budget for repairs.
Is a Deathwatch Beetle infestation a dealbreaker?
Finding a deathwatch beetle on a survey is a serious issue, but it does not have to be a dealbreaker. Unlike other problems like subsidence, a deathwatch beetle infestation is treatable. The key is to get a specialist survey to understand the full extent of the issue.
Once you have a professional report and a quote for treatment, you can use this information to negotiate with the seller.
This could mean asking for a reduction in the purchase price to cover the cost of the work or having the seller treat the issue before you complete the sale.
In many cases, it becomes a problem of cost, not a reason to walk away from a property you love.
How is a Deathwatch Beetle infestation treated?
The treatment is more complex than for common woodworm because the larvae are deep within the wood. Surface-level sprays are often ineffective.
A specialist will typically use a deep-penetrating gel or paste applied to the affected timbers. In severe cases, they may also need to inject chemicals into the timber to ensure the treatment reaches the entire infestation.
The treatment process can take a few days and involves applying a pesticide to the affected timber. In some instances, it may also require replacing severely damaged sections of wood.
Can I treat the infestation myself?
It's not recommended. Deathwatch beetle infestations are difficult to treat, and off-the-shelf products are often ineffective as the larvae are deep in the timber.
A specialist will have the correct equipment and chemicals to ensure the treatment is effective and comes with a guarantee.
What are the costs involved?
The cost to treat a deathwatch beetle infestation varies depending on the size and severity of the problem. A specialist survey from a qualified professional will typically cost between £250 and £350. SAM's Damp & Timber Survey service starts from £264.
Based on recent data, the average cost for professional woodworm treatment is around £750, but for a widespread deathwatch beetle infestation, costs could be higher due to the need for more complex treatment.
For extensive jobs like fumigation, prices can range from £500 to £1,000 or more, not including any structural repairs that may be needed.
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