TERMITE MANAGEMENT

SYSTEMS
ADVISORY NOTES FOR BUILDERS AND HOMEOWNERS

APRIL 2024
TERMITE MANAGEMENT

The information provided in this publication Owners must also ensure they do not disturb
relates to Class 1 (houses, townhouses, terrace or breach termite management systems,
houses etc) and Class 10A (private garages, to maintain their warranties and insurance
carports etc) buildings as defined in Volume entitlements.
2 of the Building Code of Australia (BCA).
For example, installing a water tank against a
Termite infestations cause millions of dollars perimeter wall of a dwelling may breach the
in damage each year to timber in homes visual inspection barrier, allow termites to infest
across Australia. Termites (white ants) are a the building undetected, and void any warranty
problem in most parts of Australia, but they and insurance entitlements.
are particularly active in hot, wet areas 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 qualified operators to carry out
regular inspections.

2 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

LEGAL AND LICENSING REQUIREMENTS

Australian Standard Building Code of Australia

(Queensland provisions)
Australian Standard 3660.1 Termite
Management - New Building Work is The BCA as it applies in Queensland, has a
referenced in the Building Code of Australia variation that requires:
(BCA). It is part of a trilogy of standards • The ability to replenish a chemical termite
including Part 2 that deals with existing management system where the life of the
buildings and Part 3 that deals with assessment chemical is significantly different to that
for termite management systems. of the building. For non-temporary Class 1
buildings this means that chemicals cannot
Licensing be hand-sprayed unless it can be proven
the chemicals will have at least a 50 year
life span. If this cannot be achieved, it may
The licences needed for termite management
be necessary for a reticulation system to
include the licence classes Termite Management
be provided if chemicals are to be relied
- Chemical and Termite Management - Physical.
upon for termite management below a
The latter class is restricted to particular
concrete slab
physical systems such as graded stone or
stainless steel mesh. • For chemical perimeter systems, the
requirement is to excavate trenches, treat
A contractor must have one of these licences
the exposed trench with chemical, backfill
to provide advice or reports in relation to
with a suitable material, then treat the
termite management systems or infestations.
backfill. On completion a 300mm wide
A QBCC licence is also required to install termite
x 50mm deep concrete protection layer
management systems in new building work.
(mowing strip) must be installed.
When applying a chemical system, a QBCC
• The definition of ‘Primary Building Element’
licence is required in addition to a Government
is extended to include door jambs, window
issued (occupational) Pest Control
frames and reveals, and architraves and
Operator’s licence.
skirting, in addition to structural members.
Professional indemnity insurance to a
• Installation of a durable notice in
minimum value of $500,000 is also required
prominent locations.
for licensees holding a Termite Management -
Chemical licence. • The performance requirements
also take into consideration accessibility for
installation, maintenance and inspection of
termite management systems.

For example, hand-sprayed chemical

perimeter barriers will not be suitable for zero
lot line housing. Termite resistant materials or
some other form of termite management will
need to be considered at the design stage.

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 3

WHAT DOES BUILDING LAW REQUIRE?

The Building Code of Australia contains For houses and associated sheds, carports,
the minimum technical provisions of the garages, etc. Part 3.1.4 of Volume 2 of the
Queensland Building Act 1975 related to the BCA specifies the means of satisfying the
protection of buildings from damage by performance requirements.
subterranean termites.
In the case of termite control, compliance with
Any termite management methods that any of the systems (or a combination of them)
can be shown to meet the BCA performance detailed in 3660.1 satisfies Part 3.1.4. AS 3660.1
requirements with documented evidence, provides a range of termite management
may be accepted by the building certifier or measures that may be used, including chemical or
approval authority. In Queensland, the risk physical barriers or a combination of any of these.
of primary building elements being damaged
NOTE: Part 3.1.4 must be read in conjunction with
by subterranean termites must be minimised
the Queensland Variation to the BCA.
and provide for a 50 year design life.

SYSTEM SOLUTIONS FOR TERMITES

Regular inspections Method of attack

Regardless of the system used, regular Attacks on buildings usually originate from
inspections should be carried out by QBCC- a nest below the ground. Termites build
licensed contractor with the appropriate mud galleries when they are at risk of being
Termite Management licence to ensure exposed to enable them to travel over piers
termites have not bridged the barrier. It is or walls to attack wood and wood products
recommended that inspections be at least in buildings.
every 12 months, or more often in high
Usually, the nest is outside the building
risk areas.
perimeter but occasionally a nest may be
Most infestations occur at the perimeter of the buried in the soil beneath the building.
building and usually result from owners being Termites can get inside a building via wall
unfamiliar with “good practice”. For example, cavities, cracks in mortar or concrete slabs
an existing termite management system can and voids adjacent to service entry points.
be bridged by building garden beds or placing
To expose termite mud gallery into weephole
wood chips up to the house, or by attaching
opening - ensure 75mm minimum clearance
unprotected structures such as carports,
to garden bed.
pergolas and fences to the house.

4 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

1. Chemical systems

Chemical deterrent systems are normally Queensland provisions of the BCA require
used in conjunction with slab-on-ground proof that hand-sprayed chemicals under
construction. Traditional chemical treatments concrete slabs have a reasonable life span
incorporate a chemical reticulation system before they can be used.
under the slab and around the perimeter
If, during the regular competent inspection of
of the building.
a building a termite infestation is discovered,
AS 3660.1 specifies the procedures to provide re-treatment may be necessary to remove
a chemical system that will deter termites from the problem and ensure the building is given
gaining concealed access to termite-susceptible protection to minimise the risk
elements in the building. of termite damage.
Section 8 of the Standard does not refer to any
A convenient means of re-treating under slabs
specific chemical. Instead it allows the use of
is through a reticulation system. Reticulation
any chemical that is registered for the purpose
systems need to be installed under the slab
by the Australian Pesticide and Veterinary
prior to pouring concrete. A reticulation
Medicines Authority (APVMA). This allows
system will allow periodic re-charging from
for the introduction of any future approved
outside the building.
chemical. (APVMA is a Commonwealth
organisation responsible for the registration Owners should educate themselves before
of all agricultural and veterinary chemicals). making a final decision about the method of
control to use. Ask your builder, designer or
Most chemicals used in termite
other competent person about the proposed
management have a limited life span. It is
termite control method, and on-going
recommended you contact the manufacturers
maintenance responsibilities.
of products for information about the life
expectancy of these products and details of the
label conditions that must be adhered to when
they are used in termite management systems.

CHEMICAL SYSTEMS

NOTE: If the expected life of the chemicals to be used is less

than the expected life of the building and those chemicals are
inaccessible, a reticulation system must be installed to allow
for replenishment of those chemicals
300mm

150mm

50mm

Concrete
capping
Chemical system beneath 50mm system
a concrete slab

Chemical perimeter system

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 5

2. Physical systems
METAL FLASHING
Until recently, physical systems have
been restricted mainly to suspended floor
construction (e.g. houses built on stumps).
The traditional physical system is the ant cap.
Ant caps are placed on the tops of stumps and
piers etc. Ant caps do not prevent termites Weatherboards
from getting into the building, they merely act Reflective insulation
as a barrier to concealed entry and encourage Clad frame
the termites into the open where they can be
Minimum exposed
noticed during inspections. slab edge Metal flashing

The metal flashing installed in clad-framed

slab-on-ground construction should not be
confused with traditional ant capping. A termite Slab
management system such as an exposed slab
edge is required in these circumstances.
A number of other physical systems are
available that are suited to slab-on-ground
construction. In many cases they can also be
used in elevated houses.

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 Concrete slab
the entire concrete slab area, around the base
of stumps in an elevated building, as a partial Damp course

system around the perimeter of the building or

Weep hole
around individual penetrations. Combinations
Strip shielding
of physical and chemical systems may Inspection zone
sometimes be necessary.
The system works on the principle that the
particles, when placed and compacted, will
Finished Compacted fill
not allow the termites to find a path through ground
them. The particles are too hard to eat and are level
too small to allow the movement of termites
Perimeter graded stone
between the abutted particles.

NOTE: under floor graded stone fill treatment

(minimum compacted depth 75mm). Alternatively
the underfloor graded stone can be omitted and
the penetrations through the slab protected by an
approved system.

6 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

4. Stainless steel mesh
Stainless steel mesh systems incorporate These areas require additional control
finely woven, high-grade stainless steel mesh. using chemical or physical systems.
This can be used in the same manner as the
If chemical treatment is used to protect
traditional ant cap, being placed under the
penetrations in the concrete floor, the whole of
entire concrete slab area, around the perimeter
the under-slab area must be treated. If physical
of the building as a partial barrier, or around
systems are used, only the area around the
individual penetrations. Combinations of
penetrations needs to be protected.
physical and chemical systems may sometimes
be necessary. The BCA requires only the primary building
elements of a building to be protected against
The manufacturer maintains the grid pattern of
damage by termites.
the mesh is fine enough to not allow termites
through, and strong enough to prevent them The definition of ‘primary building elements’ in
from chewing through it. this instance has been extended in Queensland
to include door jambs, window frames and
Being stainless steel, it is unlikely to be affected
reveals, architraves and skirting. This is in
by the corrosive nature of some concrete and
addition to the roof structure, load-bearing
ground conditions.
walls, beams, floor structures etc.
Termites can still gain access through
penetrations that pass through the floor
(such as plumbing pipes), and/ or via the
building’s perimeter.

STAINLESS STEEL MESH

Internal wall frame Cavity flashing

(D.P.C.)

Concrete slab
Stainless steel mesh
parged to slab

Inspection zone
75mm

Slab edge rebate

Vapour barrier

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 7

5. Concrete slab as termite barriers

Most infestations occur at the perimeter The exposed slab edge will not stop termites
of the building. Constructing concrete slabs from gaining access into the building, but it
in accordance with Australian Standards will encourage them out into the open where
significantly reduces the likelihood of termites can be noticed and identified. Baiting
major cracking in concrete slabs, which can then be applied and the nest destroyed.
could permit termite access. The standards
include AS 2870 Residential Slabs and
Footings Construction and AS 3600.1 CONCRETE SLAB BARRIER
Concrete Structures.
These standards support using the concrete
slab as a termite barrier. This is reflected in
AS 3660.1. 75mm exposed slab
edge inspection zone
Any of the physical or chemical systems
previously mentioned can be used for
termite management treatment around a Any penetrations through
slab require protection
building’s perimeter. Another cost-effective
physical system uses an exposed slab edge.

TERMITE RESISTANT MATERIALS

The BCA allows termite resistant materials Treatments to H4 and H5 levels are required
that protect primary building elements. externally where timber is in contact with
Termite resistant materials include: the ground. This treatment can also be
extended to include window reveals, door
Steel: Steel frame systems can consist of steel
jambs, architraves and skirting.
floor, wall and roof framing.
Where termite resistant materials are used
Concrete: A concrete slab-on-ground can itself
for primary building elements as a termite
form a termite barrier. The slab needs to be
management system in accordance with the
constructed in accordance with AS 2870 and
BCA, additional termite barriers may not
AS 3600.
be necessary.
Prospective home or building owners are
Timber encouraged to consider ‘whole of building
protection’. There are many options to consider
• Naturally termite resistant timber that builders and owners should discuss.
in accordance with Appendix C of The site conditions, building design and
AS 3660.1 the owner’s requirements, such as ongoing
• Preservative treated timber in maintenance, all need to be considered
accordance with Appendix D of AS 3660.1. before signing a contract.
This can consist of Light Organic Solvent
Preservative (LOSP) to Hazard Level 2 or 3
(H2 and H3).

8 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

PERFORMANCE SOLUTIONS

There are several products on the market Combination systems

that may be accepted by Building Certifiers
as meeting the performance requirements of the Some system installers may not be prepared to
BCA. The use of performance solutions must be honour their warranties where a combination of
discussed with the Building Certifier prior to any systems is used.
works commencing, for example before, but no
later than at the Building Approval stage. Split-level and zero-lot-line buildings are
two examples of the need to incorporate
Where a project design offers a combination physical deterrent systems or termite-
of building systems, such as slab-on-ground resistant materials.
and timber frame, and split-level floor system
that does not suit a particular termite deterrent A chemical deterrent system alone may not
method, the owner or builder may choose be adequate in some cases.
an alternative or combination of methods Particular attention needs to be given where
that are cost-effective and most suited to split level slab-on-ground or composite slab-
the building design. on-ground and suspended floor framing are
Where a combination of different types of to be incorporated. It is likely that, as in the
protection is proposed, ensure that warranties diagram, a combination of systems will need
apply to the unique systems being used. to be incorporated.

COMBINATION TERMITE BARRIER SYSTEM

Concrete slab
to AS2870

Exposed
slab edge
inspection Termite resistant timber
zone

Stainless steel mesh, graded Concrete

stone or other approved system capping
to protect retaining wall

Chemical
Stainless steel mesh, graded perimeter
stone or other approved system

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 9

Suspended floors
The area beneath a suspended floor is one of Depending on the location of the work,
a building’s most susceptible areas to termite NCC Housing Provisions Standard 2022 -
activity. To be effective, termite management Part 6.2 sets out minimum requirements for
systems installed in this area rely totally on ventilation per lineal metre of both internal
access for both inspection and treatment if and external walls.
termite activity is detected. To ensure access is
Ventilation openings must be placed below
always available to the sub-floor area, an access
damp-proof courses but above the level of
door or panel must also be provided.
possible entry of surface water.
AS 3660.1 contains provisions for sub-floor
A minimum clearance of 400mm is generally
clearance under suspended floors to allow for
necessary between the finished ground
visual inspections.
level, structural components and any other
Where the building has a suspended floor, cross obstruction (bearers, floor joists, plumbing
flow ventilation must be provided under the pipes etc). The required clearance can be
floor. This is to discourage termite activity and reduced from 400mm to 150mm provided the
to reduce the likelihood of damage to sub-floor area slopes to and is not more than 2m from
members by fungal attack. a point conforming with the required 400mm
minimum clearance.

COMBINATION TERMITE BARRIER SYSTEM

Floor boards

Finished ground
level, landscaping
or paving level
Ant cap
75mm min.
150mm min. 400mm min.
Bearer

200mm Maximum (Reduced depth distance)

10 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

CHOOSING A SYSTEM

Termite management systems should Building associations and other organisations

be based on carefully selected deterrent may also provide a similar document for this
methods and include regular competent purpose.
inspection. The QBCC recommends using an
The cost of control methods and the effective
acknowledgement notice before signing a
life of the treatment can vary considerably, as
building contract. The notice confirms that
can ongoing costs and renewal treatments.
termite management has been discussed
in detail between the builder and owner before While comparing costs and the effective life-
signing a contract. span of treatments, also compare the warranty
benefits of the different control methods
It details the termite management system to be
before committing.
incorporated into the works and acknowledges
that alternative systems have been discussed
between the builder and owner.

INSTALLATION PROCESS

Submitting an application During construction

The termite control method must be detailed on The building certifier (or approving authority)
the drawings and specifications accompanying may require the licensed installer to certify
building applications. Check with your that the system has been installed according
approving authority or building certifier to to AS 3600. Where an accredited product has
determine what systems are acceptable. been used, it must be installed according to
the conditions specified in the accreditation
For approved systems that use stainless steel
certificate.
mesh, granite particles or reticulation systems,
the system may be acceptable by name. Where Certain construction techniques or practices
construction techniques, such as an exposed such as timber treatments or timber species
slab edge or termite resistant materials, are to need to be documented by the builder
be used, specific details are usually required. as evidence of building compliance with
AS 3660.1.

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 11

The certificate should contain the Installing concrete protection blocks over
following information: exposed pipe work and at inspection points
can provide an easy point for concealed
• Date entry by termites. In the case of chemical
• Owner’s name perimeter systems, these protection blocks
need to be placed in position after the system
• Builder’s name has been installed, being careful not to
disturb the system.
• Property location
This also applies to electrical contractors who
• Real property description
should be careful that electrical conduits do
• Building description not provide an avenue for termite entry, and
to contractors installing any other services
• Details of termite deterrent work undertaken,
connected to a building.
including a diagram where appropriate
Builders must be vigilant in supervising
• Areas (m2) of the procedures for termite
the building process to ensure the termite
management which may be due to the
management system is installed correctly
building design or owner’s requirements.
and not compromised by other aspects of
the building process.
Site practices This includes the removal of any debris
Trade contractors need to take care when and mortar droppings from footings before
working in and around buildings where or as part of site cleaning prior to the
there is a risk of compromising termite installation of a chemical system. All form
management systems. work, set‑out pegs and timber profiles also
need to be removed well clear of the termite
It is essential to be familiar with the type management system area.
of termite management system used, and
its current status. If there is any ambiguity, Where construction is of a composite
clarification should be sought before nature, such as where a split level slab-on-
undertaking any work. ground forms part of the building or where
retaining walls form part of the structure,
For example, a concreter may need to special consideration is needed to establish
have treatment applied or a reticulation an effective termite management system.
system installed beneath a concrete slab- A chemical system alone may be inadequate.
on‑ground where that slab abuts a building.
This can include driveways, carport slabs When using chemical termite management,
and footpaths. sandy loam is a suitable soil type. The use
of crusher dust or stone and rubble is not
A landscape contractor installing paving, appropriate. Termite management contractors
concrete pathways or gardens adjacent to need to check that soil conditions are suitable
and abutting a building will also need to before applying any chemical.
consider how to manage the termite risk.
Plumbers and drainers need to pay particular
attention to maintaining the termite deterrent
system when installing pipe work connections
to buildings.

12 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

AT BUILDING COMPLETION

When the work is finished, the builder should Future building owners should be made aware
give the owner information on the termite of the termite management system used
management system installed and the owner’s on the building. The onus is on the buyer to
ongoing maintenance responsibilities. In the make themselves familiar with the on-going
case of chemical systems, it may be appropriate maintenance requirements of the system.
for an owner to enter into a contract with a
QBCC-licensed termite management contractor
for inspection and ongoing treatment as Termite management after moving in
recommended by the label on the product used
It is important for the owner to understand
to form the system.
that properly installed and maintained termite
The owner may have to declare to the management systems impede and discourage
local government that they are aware of concealed termite entry into buildings.
the termite control system used on the They do not always prevent unconcealed entry
building including constraints and ongoing and therefore do not prevent termite attack.
maintenance provisions. The declaration
Owners should find out what type of termite
should be on a form approved by the local
management system has been installed in their
government. The declaration should describe
home. For example, they should know what
the system used and contain details of the
type of chemical and/or physical system has
competent person who gave the advice on
been installed (e.g. concrete slabs, exposed
the management system and its constraints.
slab edge, metal shielding, stainless steel
Generally, advice from the builder and system
mesh or graded stone), if termite resistant
installer/consultant should be sought.
materials have been used, or what combination
of chemical and/or physical and/or termite
Notices resistant materials are in use.
Termite management is required below
The BCA requires a termite control notice
and around the perimeter of the building.
to be permanently fixed to the building in a
Generally, physical systems will be designed to
prominent location (such as the meter box)
last for the lifetime of the building with proper
indicating:
maintenance. Chemical systems have a limited
• The method of protection life and therefore require ongoing treatment.

• The date the termite management

system was installed
• Where a chemical system is to be 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.

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 13

PRE-PURCHASE INSPECTIONS

Satisfactory completion of a pre-purchase Any Timber Pest Inspection will be limited by

Building Inspection is usually a pre-requisite the inspector’s competencies and affected by
to the purchase of a home. A pre-purchase any impediments to the inspectors work at
Building Inspection should be carried out by the time of the inspection. Impediments may
a contractor appropriately licensed by QBCC include deliberate concealment of pest activity,
and should assess the general condition of the areas or items that cannot be inspected for any
property and discover any major defects in reason, prevailing weather conditions, or the
accordance with AS 4349 Part 1. quality and accuracy of information provided
by the homeowner or their representative.
In addition to the Building Inspection, a
pre-purchase Timber Pest Inspection is
recommended. The Timber Pest Inspection
should also be carried out by a contractor
appropriately licensed by QBCC.
Part 3 of AS 4349 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 could
increase the potential for timber pest activity,
and where necessary, make recommendations
for further investigation or action.

14 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024

REDUCE THE RISKS

To deter concealed termite entry to the Some common practices that may increase
dwelling, regular maintenance is essential. the risk of termite problems include:
The following list is a guide to what owners
should and should not do to protect their • Placing turf, paving, concrete paths, bark
home from termites. and garden beds up against the house
wall (you may need to re-establish the
• Have the building inspected at least termite system).
annually by a suitably qualified termite
NOTE: Concrete paths or driveways placed
management contractor, licensed in
against a building may require a chemical
Queensland by QBCC. A free licence history
reticulation system to be installed in the
check can be performed at qbcc.qld.gov.au.
ground before concreting.
More frequent inspections may be required
in high risk areas (such as areas near trees • Leaving loose timber stacked up or
or bush). leaning against the house.
• Owners should perform their own • Installing new services involving
ongoing inspections between underground connections to the house
professional inspections. (such as pay TV)
• Owners should be careful not to • Installing new water tanks against the
compromise their termite management dwelling spanning over the width of the
system. Termite infestations can occur termite management.
when a perimeter system has been made
• Constructing a pergola (75mm minimum
• Ineffective The most frequent cause of clearance is recommended between the
termite infestation is where a perimeter finished ground or pavement level and the
system has been bridged or breached, bottom of the timber posts)
thus rendering it ineffective.
• Attaching fences, carports, or garages
• Special care should be taken to protect the to the home. You should ensure the soil
‘weep holes’ (vertical joints between bricks surrounding members in contact with the
close to ground level that are left open ground is treated.
to allow any moisture to escape outside
the house). 75mm minimum clearance is
recommended from the bottom of any weep More information on termite system
hole to the top of the garden bed, concrete maintenance can be found in:
or unit paving.
AS 3660.1 Termite Management -
• Freestanding structures should be built
Part 1: New Building Work.
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.th

TERMITE MANAGEMENT SYSTEMS / APRIL 2024 / 15

For more information
Visit qbcc.qld.gov.au, call us on 139 333 or
write to GPO Box 5099, Brisbane Qld 4001.
P0029_04/24_v4

16 / TERMITE MANAGEMENT SYSTEMS / APRIL 2024