Termite Inspection at John Knox Village, FL

What a CCRC-scope termite inspection actually looks like

John Knox Village is one of the largest continuing-care retirement communities in Broward County. The campus includes independent-living apartment buildings, villa-style homes, an assisted-living wing, memory-care residences, skilled-nursing facilities, dining and event spaces, and surrounding common-area landscape across multiple acres. A standard single-family termite inspection protocol does not fit this property. The inspector’s job here is closer to commercial facility audit than residential walk-around: every building has its own slab perimeter, its own roof system, its own resident-traffic pattern, and its own scheduling constraints around meals, medication rounds, programming, and visitor hours.

Our CCRC-scope inspection coordinates through the facilities-management or maintenance director rather than individual residents. A typical engagement begins with a free site walk-through to inventory the buildings in scope, identify the irrigated landscape zones that drive the most subterranean pressure, locate any mature trees within 30 feet of resident structures, and build a master inspection schedule that sequences building-by-building visits to minimize disruption. Independent-living and villa units get standard daytime visits. Assisted-living and skilled-nursing buildings get scheduled around the resident program — meal service windows, medication rounds, scheduled outings — to avoid creating confusion for residents whose routines depend on predictability. Memory-care buildings get the most conservative timing, often paired with a facility-staff escort.

What the campus inspection scope covers

The inspector walks every building’s full slab perimeter, checking weep holes, stucco bulges, and AC condenser pads for mud-tube evidence from native Eastern subterranean (Reticulitermes flavipes) activity. Patio walls and screened-lanai concrete pads get specific attention because they bridge irrigated common-area landscape to the structural envelope. Every mature live oak, ficus, and royal palm within 30 feet of a resident building gets a base probe — acoustic tap plus visual inspection of the root flare — to screen for tree-borne Formosan (Coptotermes formosanus) colonies that can establish secondary above-ground colonies in adjacent building wall voids. Building roof systems get an interior moisture-meter sweep where attic access is available; drywood activity is uncommon on this campus because the building stock is predominantly CBS with limited structural wood, but it’s still part of the standard scope.

Procurement-compliant documentation

CCRC procurement requirements differ from single-family residential. Every commercial-scope quote ships with: FDACS Pest Control Business license number and Certified Operator credentials; certificate of insurance with the facility named as additional insured on request; W-9 form for vendor onboarding; written warranty-bond documentation tied to each treated structure separately; and a master FDACS-13645 inspection summary that rolls findings up across the campus by building number. The combined package is sized to fit the facility’s vendor-file binder, the procurement team’s contract-review workflow, and the auditor’s annual review of pest-control compliance.

What the FDACS-13645 typically captures campus-wide

Section A (active activity) most often lists native Eastern subterranean mud-tube evidence on slab perimeters adjacent to irrigated common-area beds — typically clustered around the dining facility, the entry plazas with mature landscaping, and the villa cul-de-sacs where irrigation runs daily. Section B (previous activity) frequently references prior Sentricon® feeding sites from any existing master contract; we cross-reference these with the facility’s pest-control log. Section C (damage observed) is usually cosmetic for early-stage findings. Section D (prior treatment) records the campus-wide master contract details — applicator, date, station-map version. Section E (obstructed areas) consistently includes the dining-room concrete pad, finished common-area flooring, and any sealed wall voids from previous renovations.

Scheduling around the resident program

The single most-asked question from facilities directors during the initial walk-through is how the inspection will be sequenced to avoid disrupting residents. Our protocol is straightforward: independent-living and villa visits run standard daytime hours; assisted-living visits avoid meal service windows (typically 7:30–8:30 AM, 11:30–12:30 PM, 4:30–5:30 PM at most CCRCs) and medication-round windows; skilled-nursing visits coordinate with the nursing supervisor for room-by-room access; memory-care visits run with a facility-staff escort and avoid programming hours. The inspector communicates with the facilities coordinator by text on arrival, between buildings, and at departure so the campus operations team has live awareness of the inspection footprint at any moment.

Local context

John Knox Village sits on the western side of Pompano Beach with Hunters Run on one boundary and Leisureville on the southern edge of its access corridor. The surrounding residential mix includes patio-home communities and single-family neighborhoods at similar Tier 2 inspection priority. Within Tier 2 next-day inspection range are Palm Aire, Fair Way Park, Arvida-Pompano Park, and Golfview Estates.

Pricing

Adjacent inspection coverage

Adjacent neighborhoods with overlapping golf-community subterranean and HOA-coordinated profiles: Hunters Run, Palm Aire, Fair Way Park, Arvida-Pompano Park, Golfview Estates, and Leisureville. All Tier 2 next-day response.