Pest Inspections: Spraying VS Baiting Termites
Termite Management in Strata: Why Baiting is the Responsible Choice
Termites are one of the most destructive risks faced by buildings in Australia. They are often called silent destroyers because they can eat through timber, flooring and plasterboard for years before anyone notices. By the time they are discovered, the repair bill can be enormous. In strata living, where property is shared, a single colony can spread quickly and cause widespread structural issues that affect every owner.
Because of this risk, the Owners Corporation has a clear duty to maintain and repair common property, and pest management forms part of that duty. It is also why every Annual General Meeting agenda includes a pest inspection motion. Termite management is not an optional extra for strata, it is a core part of protecting the building and safeguarding the value of each lot.
Why Spraying Falls Short
Spraying termites may look quick and cheap, but in reality it only provides temporary relief. Sprays kill the insects they touch but do nothing to reach the hidden colony. The nest is often underground or deep inside the walls, far beyond the reach of surface chemicals. Because the colony survives, the termites return, sometimes within just a few months.
Chemical soil barriers are also unreliable. They break down over time, especially if the soil is disturbed or the chemicals degrade unevenly. Once gaps appear in the barrier, termites find a way through. Studies show that this is a common weakness, which means spraying must be repeated over and over without ever solving the core problem.
Spraying can also create new risks. The chemicals can spread into gardens, lawns, and soil, affecting residents, pets and even beneficial insects. In a strata setting where many people share courtyards and green space, this exposure is not a risk worth taking.
Why Baiting Provides Real Protection
Baiting takes a very different approach. Instead of trying to kill termites on the surface, bait stations are placed strategically around the property. Termites feed on the bait, carry it back to the nest, and share it with the colony. Over time, the entire nest is destroyed.
Research has confirmed that baiting works. A Queensland Department of Primary Industries study tested baiting systems across several countries and found that entire colonies were eliminated within weeks to months. This shows that baiting is not just a theoretical solution but a proven method for full eradication.
Another key benefit of baiting is monitoring. Bait stations are checked regularly, which means that if new termite activity starts in the future, it can be identified and dealt with before major damage occurs. This ongoing surveillance is part of what makes baiting so effective. Instead of waiting for a crisis, the system provides continuous protection.
Baiting also uses targeted, low toxicity compounds such as insect growth regulators. These are designed to interrupt termite development and reproduction while having far less impact on people, pets and the environment. For shared residential properties, that balance of effectiveness and safety is crucial.
The Long Term Value
Owners sometimes question the cost of baiting when compared to a simple spray treatment. While baiting is more expensive at the outset, the measure of value lies in the long term outcome. Sprays require constant retreatment and still fail to destroy the colony, leaving the property exposed to repeat infestations.
Baiting takes longer to deliver results but it addresses the cause of the problem. Once the colony is gone, the building is no longer at risk from that infestation. The regular monitoring then ensures new threats are caught early. The money spent on baiting ultimately saves owners from the devastating repair costs that unchecked termites can create. In large strata complexes, those repair costs can easily exceed one hundred thousand dollars.
Why the AGM Motion Matters
When the pest inspection motion appears in the AGM agenda each year, it is not routine paperwork. It is one of the most important decisions the Owners Corporation makes. It ensures that the building is inspected, that termite risk is properly managed, and that the responsibility to protect common property is being met.
The choice between spraying and baiting is not a choice between equals. One is a short term measure that looks cheap but fails to solve the problem. The other is a comprehensive system that eliminates the colony, provides ongoing monitoring, reduces environmental risk, and protects the building in the long run.
For strata living, prevention is always more affordable and responsible than repair. That is why baiting is used, why spraying is avoided, and why the pest inspection motion remains a fixture of every AGM.
