Top 5 August Pest Issues Found During Marietta Home Inspections

When August rolls around in Marietta and across metro Atlanta, the heat and humidity do more than just push your air conditioner to the limit. They also create the perfect storm for pest activity in and around Georgia homes. From termites silently chewing away at your foundation to rodents looking for shelter from the summer heat, pest issues often show up during home inspections in Marietta this time of year.

As a Certified Master Inspector serving Marietta, Roswell, Kennesaw, Sandy Springs, and the greater Atlanta area, I see seasonal trends repeat every year. August is prime time for some of the most concerning infestations that can impact a home’s structure, safety, and resale value.

In this blog, I’ll break down the top five pest problems commonly found during August home inspections in Georgia, what they mean for buyers and sellers, and why it’s important to get the right professionals involved.

1. Subterranean Termites – Georgia’s Silent Destroyers

In Marietta, termites are a year-round risk, but during late summer they’re especially active because of warm soil temperatures and high humidity. Subterranean termites live underground and can sneak into your home’s foundation through mud tubes no wider than a pencil.

During inspections, I look for:

• Mud tubes climbing foundation walls

• Hollow-sounding wood in crawlspaces or basements

• Frass (termite droppings) near baseboards or windowsills

Why it matters: Termites cause billions of dollars in damage every year in the U.S. and are one of the biggest threats to Georgia homes. They can compromise structural integrity long before a homeowner notices them.

Important note: While I can flag potential termite activity during an inspection, only a licensed pest control company can confirm and treat a termite infestation. Georgia law requires that termite clearance letters come from licensed pest professionals, not home inspectors.

2. Carpenter Ants – The Wood Hollowers

Carpenter ants are often mistaken for termites, but they behave differently. Instead of eating wood, they tunnel through it to build nests. August humidity makes homes in wooded neighborhoods of Marietta and Roswell especially vulnerable.

Inspection red flags include:

• Sawdust-like material (frass) near trim or baseboards

• Rustling sounds inside walls

• Large black ants trailing around the kitchen or attic

If left unchecked, carpenter ants can weaken beams, trim, and siding. Like termites, I always recommend that homeowners call a licensed pest professional for confirmation and treatment.

3. Rodents – Attic and Crawlspace Intruders

Mice and rats don’t just show up in fall—they start seeking cooler places to hide as Georgia’s late-summer heat rises. Attics and crawlspaces provide food sources, insulation for nesting, and easy access points through small foundation gaps.

Common signs I find during inspections:

• Droppings in attic insulation or near water heaters

• Chewed wiring (a fire hazard)

• Nesting material in HVAC ductwork

Rodents bring health concerns, contaminate food, and damage electrical systems. If a home shows signs of rodent activity, it’s critical for buyers and sellers to address it quickly with a pest management company.

4. Mosquito Breeding Sites – More Than Just an Annoyance

Standing water is everywhere in August, from clogged gutters to poorly graded yards. During inspections, I often spot drainage problems or improperly stored outdoor items that become mosquito breeding grounds.

While mosquitoes don’t directly damage a home’s structure, they’re a huge quality-of-life and safety issue for homeowners. Georgia is known for high mosquito activity, and they can spread West Nile Virus and other illnesses.

What I recommend:

• Clean and maintain gutters

• Ensure downspouts drain away from the foundation

• Grade yards properly to prevent pooling water

5. Cockroaches – The Persistent Invaders

Georgia’s heat and humidity make cockroaches nearly impossible to avoid, especially in Marietta’s older homes. The American cockroach (often called the “palmetto bug”) thrives in crawlspaces, basements, and kitchens.

Inspection indicators include:

• Droppings in cabinets or behind appliances

• Shed exoskeletons in corners

• Musty odors in basements or bathrooms

While a home inspection can document evidence of roaches, only pest control professionals can provide full treatment. Sellers should take care of infestations before listing, as buyers see roaches as a major red flag.

Why Realtors and Buyers Should Care About August Pest Trends

Pest issues can derail a closing in Marietta faster than just about anything else. Buyers don’t want to inherit termite damage, rodent infestations, or water drainage issues that invite mosquitoes. Sellers, meanwhile, risk lower offers or contract terminations if these problems show up during inspections.

A home inspector in Georgia can identify conditions favorable for pests and recommend further evaluation, but it’s essential to follow up with a licensed pest control provider. Realtors who set these expectations early give their clients more confidence during negotiations.

FAQs About August Pest Issues in Marietta Home Inspections

Q: Can my home inspector issue a termite letter in Georgia?

A: No. Only a licensed pest control company can provide an official termite clearance letter. Your home inspector can point out possible activity, but they cannot legally provide the certificate required for closing.

Q: How can sellers prepare their homes before an inspection?

A: Remove clutter, repair drainage issues, clean gutters, and schedule a termite inspection before listing. This shows buyers you’re proactive about pest prevention.

Q: Are pest issues more common in certain areas of Marietta?

A: Yes. Homes near wooded lots, older neighborhoods, and areas with poor drainage tend to have higher rates of termite, carpenter ant, and mosquito problems.

Q: What’s the difference between a home inspection and a pest inspection?

A: A home inspection evaluates the condition of the home, while a pest inspection (done by a licensed professional) specifically looks for termites and other wood-destroying organisms (WDO).

Final Thoughts

August in Marietta brings long days, high humidity, and—unfortunately—an uptick in pest issues. From termites to rodents, these problems can compromise your home’s structure, safety, and value if ignored.

At Reynolds Home and Property Solutions, I’ll identify the red flags during your home inspection and point you toward the right pest professionals for treatment. That way, you’ll have a clear understanding of what’s really going on before making one of the biggest investments of your life.

👉 If you’re buying or selling a home in Marietta, Roswell, Kennesaw, or anywhere in the Atlanta metro, schedule your professional inspection today at Reynolds Home and Property Solutions.