Termites In Shared Walls: What Owners In Duplexes, Townhomes, And HOAs Need To Know
- Jameson Elam
- 9 hours ago
- 7 min read
About the Author: Jameson Elam is the owner and operator of Good Sense Termite, serving Alameda, Santa Clara, San Mateo, and Santa Cruz counties. With over 14 years of hands-on experience in the termite control industry, Jameson specializes in thorough inspections, accurate diagnostics, and long-term solutions tailored to California homes. His deep knowledge of local termite behavior and building structures has made Good Sense Termite a trusted name for homeowners and real estate professionals alike.
This Article At A Glance:
In attached housing, termites can move along shared framing and foundations, not just inside one unit
Responsibility for termites is usually split between HOA or building and the unit owner, depending on what is written in the CC&Rs
“HOA covers termites” can mean many different things, from limited contracts to broader plans
One unit treating while others ignore the issue can lead to recurring problems in shared walls
Buyers and owners should ask clear questions, review reports, and consider independent inspections when something feels off
Termites Do Not Care Whose Name Is On The Deed
In a single family home, the story is simple. If termites show up, it is your structure, your problem, your plan.
In attached housing, things get messy fast.
You share walls, framing, and sometimes slabs
You share an HOA or building association
You share risk with neighbors who may not be as proactive as you are
Termites do not check the CC&Rs before they move. They just follow wood, soil, and moisture.
This post walks through what owners in duplexes, townhomes, and HOA communities should understand about termites, who usually pays for what, and how to get real answers instead of finger pointing.
How Termites Use Shared Structures
In attached homes, the framing behind the drywall often runs right through multiple units.
That means:
One continuous line of studs, plates, and joists
Shared roofing members or decks
Shared foundations or slab sections
For termites, that can look like:
One long buffet, not separate properties
Easy routes from one unit to the next
More hidden pockets where problems can grow quietly
A few examples of how this shows up:
Subterranean termites move up from soil under a shared stem wall, then spread along the bottom plates of both units
Drywood termites enter at a roofline or shared balcony and establish galleries that cross the unit boundary
Old fungus and moisture issues in one unit weaken framing that supports both sides
So when someone says, “My side is fine, that is their problem,” the structure often disagrees.
Who Is Usually Responsible In An HOA Or Shared Building
Every community is different, but there are common patterns.
Most CC&Rs and governing documents split responsibility into:
Common or association areas
Exterior walls
Roof
Structural framing
Shared decks or balconies
Unit or owner areas
Interior finishes
Floors, cabinets, and paint
Sometimes certain pipes or fixtures
Termite clauses often sit in a gray zone. Some associations:
Handle termite inspections and treatment for exterior and structural items
Leave all interior treatment and repairs to the owner
Have a “termite contract” that sounds broad but is actually limited in scope
You cannot guess this from a quick glance at the building. You have to read the documents or ask for clarity in writing.
Good starting questions for your HOA or board:
“Who is responsible for termite inspections and treatment in our community”
“Are inspections routine, or only done when someone complains”
“Is there an existing termite contract, and what exactly does it cover”
“If termites are found in a shared wall, who pays for treatment and repairs”
The goal is not to argue. It is to know the rules before there is a bill on the table.
Common Headaches We See In Attached Homes
Over time, the same situations keep showing up.
1. One Unit Treats, The Neighbor Does Not
Owner A finds termites and pays for treatment inside their unit.Owner B does nothing.
If the colony is in shared framing or soil, you can end up with:
Termites shifting pressure to untreated areas
Activity coming back on the “good” side later
Confusion about which company covers what
This is why it helps when the HOA or board treats shared structural elements as one system, not individual pieces.
2. “HOA Covers Termites” But In Very Limited Ways
We often hear:
“The HOA takes care of termites.”
Then we read the contract. It might only cover:
Limited perimeter treatments
One inspection a year for common areas
No interior treatment
No repairs
That can be helpful, but it is not the same as full structural coverage.
If you rely on that sentence alone, you may end up with surprise out of pocket costs later.
3. Duplex Or Townhome Sales With One Sided Reports
During real estate deals, we sometimes see:
A “clearance” report that only covers one unit in a duplex
Reports that did not include shared crawlspaces or attics
Buyers assuming the whole building was checked when only part of it was inspected
Later, someone discovers termites on the neighbor side of the same framing line, and everyone is frustrated.
If You Live In An Attached Home Now
If you already own a duplex, townhome, or condo, there are a few smart steps you can take.
Step 1: Get Your Documents Out
Find:
CC&Rs
Any “maintenance responsibility matrix” your HOA provides
Past termite reports for the building or your unit
Any emails or letters about termite work in recent years
Look for:
Who is stated as responsible for structural elements
Whether termite inspections are scheduled or only complaint driven
Whether there is a current service agreement with a termite company
You do not need to memorize every line. Just get a sense of how your community thinks about the topic.
Step 2: Look For Patterns, Not Just Single Events
Ask yourself:
Have there been repeated repairs in certain areas of the building
Have neighbors mentioned termite activity, fungus, or “dry rot”
Have you seen frass, wings, or swarms inside your unit
If the same wall, balcony, or side of the building keeps having issues, that is not random.
Step 3: Bring In A Licensed Inspector When Something Seems Off
If you are seeing signs in your unit:
Ask whether the inspector can also look at shared crawlspaces or accessible common areas
Share the findings with the HOA or other owners, not just keep them to yourself
A clear report with photos has more weight in HOA conversations than “my neighbor says there are bugs.”
For homes not in active escrow, Good Sense Termite offers inspections at no cost.For homes in escrow, we offer fee based inspections that meet real estate requirements.
If You Are Thinking About Buying In An HOA, Duplex, Or Townhome
A little homework now can save a lot of stress later.
Key steps:
Ask for the most recent termite reports for the building and the unit you are buying
Ask the HOA in writing how termites are handled and who pays for what
Look at any history of special assessments or big repair projects for decks, siding, or framing
Consider hiring your own termite inspector, even if the seller or HOA has “their company”
When we look at a unit for a buyer, we try to answer:
What do we see in this unit
What do we see in any shared spaces we can access
Does the termite history line up with the story you are being told
The point is not to kill the deal. It is to walk in with eyes open.
How Treatment Plans Work In Shared Structures
When termites are found, treatment plans in attached buildings need to consider:
The path termites are taking through shared framing
Which parts of the structure are common vs owner areas
How many units need attention, not just the one that called first
Examples:
Subterranean termites along a shared foundation may require coordinated perimeter work, not just a small spot at one patio
Drywood termites in a shared attic space may call for a plan that covers the whole roofline, not just one attic hatch
Local treatments inside units may still need follow up checks in shared walls and voids
This is where clear communication between owners, HOA, and the termite company matters. If everyone deals only with their own small corner, the colony can slip through the gaps.
How Good Sense Termite Helps In HOA And Shared Wall Situations
Attached housing comes with more moving parts, but the basics are the same:
Find what is actually going on
Explain it clearly
Build a plan that fits the structure and the people who share it
In these cases, we focus on:
Inspection access
Crawlspaces that run under multiple units
Shared attics
Exterior elements like decks and balconies
Clear, visual reporting
Photos that show exactly where activity and damage are in relation to units
Simple descriptions that boards and owners can use in discussions
Realistic options
Treatments that match the way the building is put together
Suggestions for how an HOA can handle inspections on a regular schedule, not just in emergencies
We are used to being the ones who explain termites to boards, property managers, and multiple owners at once.
FAQ: Termites In HOAs, Duplexes, And Townhomes
Q: If my unit has termites, is the HOA required to treat the whole building?
A: Not automatically. It depends on what your governing documents say. Often the association handles common or structural elements, while owners handle interiors. You may need to bring a clear report to the board to start that conversation.
Q: My neighbor will not treat their side. Is my treatment a waste?
A: Not necessarily, but it can be less effective if the colony is active in shared framing or soil. In that case, a plan that covers the shared elements works better. This is a good reason to involve the HOA or building management.
Q: The HOA says we have a termite contract. Do I still need my own inspection?
A: It is worth finding out what the contract covers. If it only includes exterior checks or limited re-treatment, you may still want your own interior inspection, especially if you see signs inside your unit.
Q: During a sale, is the seller’s termite report enough in an HOA or duplex?
A: Sometimes yes, sometimes no. If the report is old, limited in access, or only covers part of the building, you may want your own inspection or updated report.
Final Thoughts: Shared Walls Need Shared Answers
In attached housing, you are not just buying a front door and a floor plan. You are buying into a shared structure and shared decisions.
Termites do not care about unit numbers. They care about wood, moisture, and time.
If you want fewer surprises in your duplex, townhome, or HOA community, the best step is a clear view of what the structure is actually dealing with and how your rules handle it.
Schedule an inspection with Good Sense Termite. We can help you, your neighbors, and your board see the same facts and build a plan around them.
It's just Good Sense.