Think a termite bond means you’ll never see termites again? On the Myrtle Beach coast, the reality is different. The warm, humid climate keeps termites active most of the year, and coverage varies widely by provider. In this guide, you’ll learn what termite bonds usually cover, how inspections work, what to watch for with Formosan termites, and how to compare providers and transfer bonds in a sale. Let’s dive in.
Termite bond basics in Myrtle Beach
A termite bond is a service agreement from a pest-control company to inspect and treat your home for specified termite species, then re-treat if new activity is found during the bond term. Bonds are not all the same, so read the contract closely.
Common coverage types include:
- Re-treatment only: The company will re-treat the structure if live termite activity is confirmed during the bond term. Annual inspections are usually required to keep protection active.
- Monitoring plus re-treatment: The provider installs and checks bait stations or monitors on a schedule, then re-treats when activity is detected.
- Repair or damage coverage endorsement: Some companies offer an add-on that contributes to structural repair costs when damage is discovered during the bond term. These endorsements often include dollar caps and strict documentation requirements.
Expect to see details on term length, inspection frequency, response times for confirmed activity, re-treatment conditions or limits, transferability, exclusions, and claim documentation. Where many owners get tripped up is assuming a bond guarantees “no termites ever,” or that repair costs are automatically covered. Most bonds promise service and re-treatment, and repair coverage, if offered, is usually limited and conditional.
Inspections and service: how bonds work
Annual inspections are the backbone of most bonds. The goal is to find active termites early, identify risk conditions like wood-to-soil contact or moisture issues, and check bait stations or monitors if they are part of your plan.
Inspections are typically visual and probe-based in accessible areas such as crawlspaces, foundations, eaves, and porches. Destructive opening of walls is not standard unless evidence requires it. In coastal South Carolina, some providers recommend semiannual checks due to higher year-round activity.
You should receive a written inspection report that includes the date, findings, photos, and any actions taken. Keep these reports organized. If termites are confirmed, contracts often specify a response timeframe, commonly within days to weeks. Re-treatment continues until the infestation is resolved, but some agreements set limits or require you to correct contributing issues like leaks or rot before further treatment.
If your plan uses bait stations, expect periodic visits to verify station status. You may need to keep vegetation trimmed and access clear so technicians can service stations efficiently.
Coastal risk: why Myrtle Beach is different
Coastal Horry County has a warm, humid climate that supports year-round termite activity. This environment helps colonies forage and survive compared to cooler inland areas. Two species matter most locally:
- Eastern subterranean termite is common across the region.
- Formosan subterranean termite has established in parts of South Carolina and is known for large colonies, faster damage potential, and the ability to nest in elevated or moist areas, including inside walls or trees.
Formosan presence raises the stakes. Larger colonies and different nesting behavior can require stronger control strategies, more baiting, and tighter monitoring. Moisture-rich spots such as poorly ventilated crawlspaces, wood-to-soil contact, and clogged gutters create opportunities for colonies to thrive.
Around Myrtle Beach homes, frequent risk points include decks, fence posts, landscape timbers, older piers or pilings, and any untreated wood in contact with soil. Expect a higher baseline risk and shorter intervals between activity flare-ups. At minimum, plan for annual inspections, and consider semiannual checks for added peace of mind.
Compare providers with a clear checklist
Before you sign, ask each prospective provider the same set of questions and request answers in writing:
- What exactly does the bond cover? Is it re-treatment only, monitoring plus re-treatment, or does it include a repair endorsement with a dollar cap?
- Is the bond transferable to a new owner if you sell? What is the fee and process?
- Which species are covered? Is Formosan termite coverage explicitly included?
- What evidence triggers re-treatment? Do you require live termites, damage photos, or other documentation?
- How often are inspections performed, and is that schedule required to keep coverage valid?
- What is your guaranteed response time once activity is confirmed?
- Are there limits on re-treatments or caps on repair endorsements?
- What are the known exclusions, such as wood-to-soil contact, landscape timbers, prior damage, or moisture conditions that must be corrected first?
- Do you provide written inspection reports and photos after each visit?
- What methods and products do you use, and are they properly registered for the intended use?
- Are you licensed and insured in South Carolina? Can you share current license numbers and proof of insurance?
- How do you handle disputes or denied claims? What is the appeals process?
- Can you provide recent local references and examples of claims that were paid?
- What is the total cost, including initial treatment, the bond fee, and annual inspections? Are there setup or transfer fees?
Take time to verify licensing and complaint history through South Carolina’s licensing bodies, consumer protection resources, independent reviews, and direct references. Ask for recent examples where the company honored claims, not just marketing materials.
Exclusions and red flags to watch
Every bond has limits. Common exclusions include pre-existing damage, infestations originating from neighboring properties, wood-to-soil contact, untreated landscape timbers or firewood, and damage tied to poor building conditions until those issues are corrected. Repair endorsements, if offered, often include strict caps and proof requirements.
Be cautious if you see any of the following:
- Vague descriptions of “coverage” without a clear claim process or homeowner responsibilities.
- Verbal promises of repair payments that are not written into the contract.
- No license numbers or proof of insurance.
- Automatic renewals without clear cancellation terms, or high transfer or termination fees.
- Providers who avoid giving written inspection reports or photos.
Set realistic expectations. A bond is a service promise, not a guarantee that termites will never reappear. Your cooperation matters. If you do not fix moisture or wood-contact issues called out in the report, you can jeopardize your claim.
Buyers and sellers: how to handle bonds in a sale
Termite bonds often come into play during Myrtle Beach transactions. Clear documentation and transfer terms can help you avoid delays and renegotiations.
For sellers:
- If you have an active, transferable bond, gather the transfer paperwork and the most recent inspection report before listing.
- Consider a pre-listing inspection and any needed treatment to streamline buyer due diligence.
- Disclose prior treatments, claims, and the status of corrective work.
For buyers:
- Ask if the current bond is transferable and get the transfer terms in writing before closing.
- If no bond exists or transfer is not allowed, budget for a pre-closing inspection and either initial treatment or a new bond from a licensed local provider.
- When negotiating repairs, clarify whether the seller will pay for a repair endorsement or simply complete repairs, and whether the bond will remain in effect after the work.
Typical offer strategies include asking the seller to complete repairs while the buyer secures a bond at closing, accepting a seller-provided bond transfer, or using an escrow hold until repairs and documentation are verified.
Practical steps to lower risk now
You can cut risk and support your bond by addressing moisture and wood contact around the property. Start with these actions:
- Eliminate wood-to-soil contact by re-grading and using concrete or metal supports on decks and porches.
- Improve ventilation and drainage, especially in crawlspaces. Keep gutters and downspouts clear and functioning.
- Remove wood debris, firewood stacks, and stored lumber from the foundation perimeter.
- Replace decayed or rotten wood promptly.
- Keep professional inspections on a regular schedule, at least annually in coastal South Carolina.
- Document all pest-control reports and home repairs to support any future claim or sale.
Costs and budgeting questions to ask
Termite protection is an ongoing service. Costs vary by home size, treatment method, and coverage type. Focus on the full picture so you can compare apples to apples. Ask for the total cost of:
- The initial treatment or setup
- The annual bond fee
- Inspection visit fees and any bait station maintenance
- Any transfer or re-issue fees at sale
Request sample scenarios in writing that show what you would pay if activity is found, if multiple re-treatments are needed, or if a repair endorsement is triggered.
Bottom line for Myrtle Beach owners
In Myrtle Beach’s coastal climate, a termite bond is best viewed as a responsive service plan rather than a blanket guarantee. You protect your investment by matching the bond to local risks, confirming explicit species coverage, keeping inspections on schedule, and fixing moisture and wood-contact issues promptly. With clear documentation and transfer terms, your bond can also support a smoother home sale.
If you need help aligning termite planning with your selling or buying timeline, the McNeely Real Estate Group team can coordinate the right steps during due diligence and keep your transaction on track.
Ready to plan your next move on the Grand Strand? Request a Complimentary Home Valuation with McNeely Real Estate Group.
FAQs
What does a termite bond usually cover?
- Most bonds promise inspections and re-treatment for covered species during the term; some offer optional repair endorsements with caps and strict conditions.
How often should Myrtle Beach homes be inspected?
- At least annually is common, and semiannual checks are often recommended in warm, humid coastal climates due to higher year-round activity.
Do bonds cover Formosan termites in Horry County?
- Not automatically. You should confirm in writing that Formosan subterranean termites are included, since plans vary by provider.
What voids a termite bond or claim?
- Skipped inspections, failure to correct moisture or wood-to-soil issues, and pre-existing damage are common reasons claims are limited or denied.
Can a seller transfer a termite bond to a buyer?
- Many bonds are transferable, sometimes with a fee and paperwork. Get the terms in writing before closing to avoid gaps in coverage.
Will a bond pay for termite damage repairs?
- Only if your plan includes a repair endorsement, which typically carries dollar limits and documentation requirements. Re-treatment only plans do not pay for repairs.
