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Systems
Advisory notes for builders and homeowners.
Termite Management
The information provided in this qualified operators to carry out regular
publication relates to Class 1 (houses, inspections.
townhouses, terrace houses etc) and Owners must also ensure they do not
Class 10A (private garages, carports disturb or breach termite management
etc) buildings as defined in Volume 2 of systems, to maintain their warranties
the Building Code of Australia (BCA). and insurance entitlements.
Termite infestations cause millions For example, installing a water tank
of dollars in damage each year to against a perimeter wall of a dwelling
timber in homes across Australia. may breach the visual inspection
Termites (white ants) are a problem in barrier, allow termites to infest the
most parts of Australia, but they are building undetected, and void any
particularly active in hot, wet areas warranty and insurance entitlements.
such as Coastal Queensland.
The BCA requires all new homes to
have some form of management to
deter subterranean termite attack
and there are many different methods
available on the market.
A home is usually the largest
investment a person will make in
their life, and the cheapest method of
termite management may not be the
most appropriate method for their
specific site requirements.
This publication informs builders, trade
contractors, designers, pest controllers
and owners of the facts behind the
different types of termite management
systems, and clarifies responsibilities
for on-going maintenance
requirements.
A termite management system is
intended to minimise the risk of termite
damage to primary elements of a
building through a concealed route.
The installation of a termite barrier will
not stop termite activity from occurring
on the site.
Owners must be proactive in the
decision making process. And most
importantly, they must ensure they
arrange for appropriately licensed and
Legal and Licensing Requirements
significantly different to that of the
Australian Standard
building. For non-temporary Class 1
Australian Standard 3660.1 - 2014 buildings this means that chemicals
Termite Management - New Building cannot be hand-sprayed unless it
Work is referenced in the Building can be proven the chemicals will
Code of Australia (BCA). It is part of have at least a 50 year life span.
a trilogy of standards including Part 2 If this cannot be achieved, it may
that deals with existing buildings and be necessary for a reticulation
Part 3 that deals with assessment for system to be provided if chemicals
termite management systems. are to be relied upon for termite
management below a concrete slab
Licensing • For chemical perimeter systems,
The licences needed for termite the requirement is to excavate
management include the licence trenches, treat the exposed trench
classes Termite Management - with chemical, backfill with a
Chemical and Termite Management suitable material, then treat the
- Physical. The latter class is restricted backfill. On completion a 300mm
to particular physical systems such as wide x 50mm deep concrete
graded stone or stainless steel mesh. protection layer (mowing strip)
must be installed.
A contractor must have one of these
licences to provide advice or reports • The definition of ‘Primary Building
in relation to termite management Element’ is extended to include
systems or infestations. A QBCC door jambs, window frames
licence is also required to install termite and reveals, and architraves and
management systems in new building skirting, in addition to structural
work. members.
When applying a chemical system, a • Installation of a durable notice in
QBCC licence is required in addition to prominent locations.
a Government issued (occupational) • The performance requirements
Pest Control Operator’s licence. also take into consideration
accessibility for installation,
Professional indemnity insurance to
maintenance and inspection of
a minimum value of $500,000 is also
termite management systems.
required for licensees holding a Termite
For example, hand-sprayed
Management - Chemical licence.
chemical perimeter barriers will not
Building Code of Australia be suitable for zero lot line housing.
(Queensland Provisions) Termite resistant materials or some
other form of termite management
The BCA as it applies in Queensland,
will need to be considered at the
has a variation that requires:
design stage.
• The ability to replenish a chemical
termite management system
where the life of the chemical is
What does building law require?
The Building Code of Australia For houses and associated sheds,
contains the minimum technical carports, garages, etc, clause 3.1.3 of
provisions of the Queensland Building Volume 2 of the BCA specifies the
Act 1975 related to the protection means of satisfying the performance
of buildings from damage by requirements.
subterranean termites. Any termite In the case of termite control,
management methods that can be compliance with any of the systems
shown to meet the BCA performance (or a combination of them) detailed
requirements with documented in 3660.1 - 2014 satisfies BCA clause
evidence, may be accepted by the 3.1.3. 3660.1 - 2014 provides a range of
building certifier or approval authority. termite management measures that may
In Queensland, the risk of primary be used, including chemical or physical
building elements being damaged barriers or a combination of any of these.
by subterranean termites must be
minimised and provide for a 50 year NOTE: Clause 3.1.3 must be read in
design life. conjunction with the Queensland
Amendment to the BCA.
CHEMICAL SYSTEMS
3. Graded Stone
GRADED STONE
Graded stone systems incorporate
carefully graded and shaped, high
quality granite particles that can be
placed in a layer under the entire
concrete slab area, around the base
of stumps in an elevated building, as
a partial system around the perimeter
of the building or around individual
penetrations. Combinations of physical
and chemical systems may sometimes
be necessary.
The system works on the principle
that the particles, when placed and
compacted, will not allow the termites
to find a path through them. The
particles are too hard to eat and are NOTE: under floor graded stone fill treatment
too small to allow the movement of (minimum compacted depth 75mm).
termites between the abutted particles. Alternatively the underfloor graded stone can
be omitted and the penetrations through the
slab protected by an approved system.
4. Stainless Steel Mesh
Stainless steel mesh systems floor (such as plumbing pipes), and/ or
incorporate finely woven, high-grade via the building’s perimeter.
stainless steel mesh. This can be used These areas require additional control
in the same manner as the traditional using chemical or physical systems.
ant cap, being placed under the
If chemical treatment is used to protect
entire concrete slab area, around
penetrations in the concrete floor, the
the perimeter of the building as a
whole of the under-slab area must be
partial barrier, or around individual
treated. If physical systems are used,
penetrations. Combinations of physical
only the area around the penetrations
and chemical systems may sometimes
needs to be protected.
be necessary.
The BCA requires only the primary
The manufacturer maintains the grid
building elements of a building to be
pattern of the mesh is fine enough to
protected against damage by termites.
not allow termites through, and strong
enough to prevent them from chewing The definition of ‘primary building
through it. elements’ in this instance has been
extended in Queensland to include
Being stainless steel, it is unlikely to
door jambs, window frames and
be affected by the corrosive nature of
reveals, architraves and skirting.
some concrete and ground conditions.
This is in addition to the roof structure,
Termites can still gain access through load-bearing walls, beams, floor
penetrations that pass through the structures etc.
Installation process
Submitting an application During construction
The termite control method must The building certifier (or approving
be detailed on the drawings and authority) may require the licensed
specifications accompanying building installer to certify that the system
applications. Check with your approving has been installed according to
authority or building certifier to AS 3600 - 2009. Where an accredited
determine what systems are acceptable. product has been used, it must be
For approved systems that use installed according to the conditions
stainless steel mesh, granite particles specified in the accreditation certificate.
or reticulation systems, the system Certain construction techniques or
may be acceptable by name. Where practices such as timber treatments or
construction techniques, such as an timber species need to be documented
exposed slab edge or termite resistant by the builder as evidence of building
materials, are to be used, specific details compliance with AS 3660.1 - 2014.
are usually required.
The certificate should contain the Installing concrete protection blocks
following information: over exposed pipe work and at
• Date inspection points can provide an easy
point for concealed entry by termites.
• Owner’s name
In the case of chemical perimeter
• Builder’s name systems, these protection blocks need
• Property location to be placed in position after the
• Real property description system has been installed, being careful
not to disturb the system.
• Building description
This also applies to electrical
• Details of termite deterrent work
contractors who should be careful
undertaken, including a diagram
that electrical conduits do not provide
where appropriate
an avenue for termite entry, and to
• Areas (m2) of the procedures for contractors installing any other services
termite management which may connected to a building.
be due to the building design or
Builders must be vigilant in supervising
owner’s requirements.
the building process to ensure the
termite management system is installed
Site practices correctly and not compromised by
Trade contractors need to take care other aspects of the building process.
when working in and around buildings This includes the removal of any debris
where there is a risk of compromising and mortar slag from footings before
termite management systems. or as part of site cleaning prior to the
It is essential to be familiar with the installation of a chemical system.
type of termite management system All form work, set- out pegs and timber
used, and its current status. If there is profiles also need to be removed well
any ambiguity, clarification should be clear of the termite management
sought before undertaking any work. system area.
For example, a concreter may need to Where construction is of a composite
have treatment applied or a reticulation nature, such as where a split level
system installed beneath a concrete slab-on-ground forms part of the
slab-on-ground where that slab abuts building or where retaining walls
a building. This can include driveways, form part of the structure, special
carport slabs consideration is needed to establish
and footpaths. an effective termite management
system. A chemical system alone may
A landscape contractor installing
be inadequate.
paving, concrete pathways or gardens
adjacent to and abutting a building will When using chemical termite
also need to consider how to manage management, sandy loam is a suitable
the termite risk. soil type. The use of crusher dust or
stone and rubble is not appropriate.
Plumbers and drainers need to pay
Termite management contractors
particular attention to maintaining
need to check that soil conditions are
the termite deterrent system when
suitable before applying any chemical.
installing pipe work connections
to buildings.
At building completion
When the work is finished, the builder Future building owners should be made
should give the owner information aware of the termite management
on the termite management system system used on the building. The onus
installed and the owner’s ongoing is on the buyer to make themselves
maintenance responsibilities. In the familiar with the on-going maintenance
case of chemical systems, it may be requirements of the system.
appropriate for an owner to enter
into a contract with a QBCC-licensed Termite management after moving in
termite management contractor for
inspection and ongoing treatment It is important for the owner to
as recommended by the label on the understand that properly installed
product used to form the system. and maintained termite management
systems impede and discourage
The owner may have to declare to the
concealed termite entry into
local government that they are aware
buildings. They do not always prevent
of the termite control system used
unconcealed entry and therefore do not
on the building including constraints
prevent termite attack.
and ongoing maintenance provisions.
The declaration should be on a form Owners should find out what type
approved by the local government. of termite management system has
The declaration should describe the been installed in their home. For
system used and contain details of the example, they should know what type
competent person who gave the advice of chemical and/or physical system
on the management system and its has been installed (e.g. concrete slabs,
constraints. Generally, advice from the exposed slab edge, metal shielding,
builder and system installer/consultant stainless steel mesh or graded stone),
should be sought. if termite resistant materials have been
used, or what combination of chemical
Notices
and/or physical and/or termite resistant
The BCA requires a termite control materials are in use.
notice to be permanently fixed to the
Termite management is required
building in a prominent location (such
below and around the perimeter of the
as the meter box) indicating:
building. Generally, physical systems will
• The method of protection be designed to last for the lifetime of
• The date the termite management the building with proper maintenance.
system was installed Chemical systems have a limited life and
• Where a chemical system is to be therefore require ongoing treatment.
used, its life expectancy as listed on
the APVMA label
• The installer’s or manufacturer’s
recommendations for the scope and
frequency of future inspections for
termite activity.
Pre-purchase inspections
Satisfactory completion of a could increase the potential for timber
pre-purchase Building Inspection is pest activity, and where necessary,
usually a pre-requisite to the purchase make recommendations for further
of a home. A pre-purchase Building investigation or action.
Inspection should be carried out by a Any Timber Pest Inspection will be
contractor appropriately licensed by limited by the inspector’s competencies
QBCC and should assess the general and affected by any impediments
condition of the property and discover to the inspectors work at the time
any major defects in accordance with of the inspection. Impediments may
AS 4349 - 2007 Part 1. include deliberate concealment of pest
In addition to the Building Inspection, activity, areas or items that cannot be
a pre-purchase Timber Pest Inspection inspected for any reason, prevailing
is recommended. The Timber Pest weather conditions, or the quality and
Inspection should also be carried out by accuracy of information provided by the
a contractor appropriately licensed by homeowner or their representative.
QBCC.
Part 3 of AS 4349 - 2007 provides
minimum requirements for a non-
invasive Timber Pest Inspection and
report on timber pest activity within the
house and for the surrounding property
within 30 metres of the building.
According to the Standard, the non-
invasive pre-purchase Timber Pest
Inspection is a visual inspection that
includes non-marking sounding of
elements and assessment of the
moisture content of materials.
The definition of timber pests excludes
dry wood termites and mould, but
includes subterranean
and damp wood termites, borers
of seasoned timber and wood
decay fungi.
The Timber Pest Inspection Report
should comment on evidence of
present or past timber pest activity
and associated damage, and any
indications of previous timber pest
treatments. It should also provide
an assessment of the susceptibility
of the building to attack by timber
pests, indicate any conditions that
Reduce the risks
To deter concealed termite entry to Some common practices that may
the dwelling, regular maintenance is increase the risk of termite problems
essential. The following list is a guide to include:
what owners should and should not do • Placing turf, paving, concrete paths,
to protect their home from termites. bark and garden beds up against
• Have the building inspected at least the house wall (you may need to re-
annually by a suitably qualified establish the termite system).
termite management contractor, NOTE: Concrete paths or driveways
licensed in Queensland by QBCC. placed against a building may require
A free licence history check can be a chemical reticulation system to
performed at www.qbcc.qld.gov.au. be installed in the ground before
More frequent inspections may be concreting.
required in high risk areas (such as
• Leaving loose timber stacked up or
areas near trees or bush).
leaning against the house.
• Owners should perform their own
• Installing new services involving
ongoing inspections between
underground connections to the
professional inspections.
house (such as pay TV)
• Owners should be careful not
• Installing new water tanks against
to compromise their termite
the dwelling spanning over the
management system. Termite
width of the termite management.
infestations can occur when a
perimeter system has been made • Constructing a pergola
(75mm minimum clearance is
• Ineffective The most frequent cause
recommended between the finished
of termite infestation is where a
ground or pavement level and the
perimeter system has been bridged
bottom of the timber posts)
or breached, thus rendering it
ineffective. • Attaching fences, carports, or
garages to the home. You should
• Special care should be taken to
ensure the soil surrounding
protect the ‘weep holes’ (vertical
members in contact with the
joints between bricks close to
ground is treated.
ground level that are left open
to allow any moisture to escape More information on termite system
outside the house). 75mm minimum maintenance can be found in:
clearance is recommended from the AS 3660.1 - 2014 Termite Management -
bottom of any weep hole to the top Part 1: New Building Work.
of the garden bed, concrete or See back page for more suppliers.
unit paving.
• Freestanding structures should
be built with a minimum 25mm
inspection zone between the
structure and the house.
The Australian Standards mentioned in this publication can be purchased
from SAI Global. For full information visit their website saiglobal.com.au.
The following organisations may also be able to provide information on the legislative
requirements applicable to termite management. You may also
contact your local council or private building certifier
QBCC20180502_FCTbrTermite