[Narf]

When a 6x beam can be split like this with a couple whacks from a 3# sledge, you know it's bad ...

I so much rather be remodeling the bathroom and kitchen by now, but structural aspects take precedence, y'know. The good thing is that the termite damage here wasn't all that deep, and did not extend beyond the garage wall. As the trim board isn't actually supported by the beam, a sawzall cut at the wall was all that was necessary. Seal off the cut with primer, felt paper, mesh lathe, and stucco, and it'd look like the exposed beam was never there.

The bright side is that it's at least it's better than having to lift the roof to replace the whole thing.

[NBeth]

Wow! Did you get the house treated? Wasn't there a termite clause in the purchase, or was it as-is?

[Narf]

Areas were spot treated only. Doesn't really matter ... the damage was done to the wood already.

Even if they were to repair the damaged wood, they most likely would have just patched it up anyways instead of checking how solid a piece is with the more overkill method - with a BFH! Better safe than sorry ... the last thing I want to happen is have a 40 pound (or heavier) chunk of wood come crashing down because it's too disintegrated to hold itself up anymore.

[quiltmaster]

You're right. And better now that later. Keep focused on that silver lining. All will be well.