Termites, Corrosion, and Salt: Maintenance in LBTS Homes

You love being close to the ocean in Lauderdale-by-the-Sea, but salt, humidity, and termites can be tough on a home. Whether you own a condo or a single-family property, a small amount of regular maintenance goes a long way. In this guide, you’ll get a clear, LBTS-focused checklist that helps prevent termites, control corrosion, and keep balconies, stucco, and irrigation systems in good shape. Let’s dive in.

LBTS coastal reality

LBTS sits on the Broward County coast where salt spray, high humidity, and seasonal storms are part of daily life. Salt in the air speeds up corrosion on exterior metals and mechanicals, which can shorten the life of railings, fasteners, gates, and AC components. The warm, humid climate also supports both subterranean and drywood termites, so moisture control and routine inspections matter. If you stay proactive, you can avoid most costly surprises.

Condo vs single-family responsibilities

If you live in a condominium, your association typically maintains common elements such as structural balconies, exterior stucco, and building-level waterproofing. Unit owners often handle interiors and sometimes windows or balcony surfaces if they are limited common elements. Florida law for condominiums and your association’s documents define who is responsible, so review them before you schedule repairs. For single-family homes, you usually manage the entire building envelope and lot.

Termites: prevent and inspect

South Florida’s climate supports both subterranean and drywood termites. Subterranean termites forage from the soil, while drywood termites can infest above-grade wood without soil contact. Moisture, wood-to-soil contact, and irrigation overspray increase risk.

• Schedule an annual professional termite inspection. Consider biannual inspections if you are on the waterfront, had prior activity, or have dense landscaping against the home.
• Maintain a 6 to 12 inch gap between soil or mulch and siding or stucco. Avoid direct wood-to-soil contact.
• Fix leaks, clear gutters and downspouts, and redirect AC condensate lines so water does not pool near the foundation.
• Ventilate crawlspaces where present, use vapor barriers, and keep ground moisture low.
• When building or replacing, use treated wood where it contacts soil. Physical or chemical pre-treatments can add protection.
• Hire FDACS-licensed pest control operators for inspection and treatment. Early detection reduces repair costs, and documenting inspections and treatments helps with resale.

Salt corrosion: slow it down

Salt increases the conductivity of moisture on metal surfaces, which accelerates pitting and galvanic corrosion. Wind-driven spray reaches far inland, so even homes off the beach need routine care.

• Choose resilient materials. Use 316 or 316L stainless steel for exposed fasteners and railings. Hot-dip galvanizing can protect structural elements, and high-performance coating systems with epoxy primers and polyurethane or polysiloxane topcoats perform well.
• Avoid mixing dissimilar metals without isolation. Use insulating washers or separators to reduce galvanic corrosion.
• Rinse exterior metals with fresh water on a regular schedule. Monthly to quarterly rinsing, plus after storms, helps remove salt deposits. Do not force water into cracks or unsealed openings.
• Inspect railings, fasteners, outdoor lighting, pool equipment, gates, and AC condensers for rust staining, blistered paint, and loose connections. Replace severely corroded fasteners rather than relying on intact heads.
• Touch up coatings after proper surface prep. Remove rust scale and corrosion products before recoating.

Balconies and stucco: check yearly

Balcony and envelope issues often start small. Catching hairline cracks, failed sealants, or rust at anchorage points early can prevent larger structural repairs.

• Check balcony surfaces for soft spots, ponding water, cracking in membranes or coatings, and degraded joint sealants.
• Test guardrails for looseness and watch for rust staining at base plates or where rails meet the deck.
• Inspect stucco for hairline cracks, gaps at windows and doors, separation at control joints, and moisture staining. Look closely at flashing and terminations, including roof-to-wall kickout flashing.
• Escalate immediately if you see active leaks, bulges or stains on ceilings below, or significant rust at anchor points. Structural or envelope concerns call for a licensed structural engineer or building envelope specialist, and permit work may be required.
• Do quick visual checks every 3 to 6 months, especially after heavy rain. Plan a professional envelope review annually for waterfront or older buildings, and every 2 to 3 years otherwise.

Irrigation and landscape: tune-up

Irrigation overspray and saline water can drive moisture into walls and add to corrosion. A simple tune-up reduces both risks.

• Inspect and clean irrigation heads and filters at least twice per year, and after major storms. Use pressure-regulated nozzles when possible.
• Adjust heads so they do not spray walls, doors, windows, or under balconies. Check for leaks and fix them promptly.
• Service and test your backflow device annually if required, and consider corrosion-resistant assemblies or housings.
• Choose salt-tolerant plants and keep dense plantings away from the foundation. Options commonly used in Broward coastal landscapes include sea grape, cocoplum, and Simpson’s stopper. Confirm local regulations, especially near protected species such as mangroves.
• Pull mulch back from walls and slope soil away from the home to promote drainage.

Your annual checklist

Single-family owners

• Termite
  • Book an annual termite inspection and keep reports on file.
  • Maintain 6 to 12 inches between soil or mulch and siding or stucco. Avoid wood-to-soil contact.
• Balcony, decks, and stucco
  • Inspect decks, railings, and balcony membranes annually for soft spots and rust at attachments.
  • Check stucco for hairline cracks and gaps at control joints. Reseal penetrations and joints as needed.
  • Inspect flashing at roof-to-wall areas, windows, and doors.
• Exterior metals and mechanicals
  • Inspect railings, fasteners, AC condenser supports, gates, and pool equipment for pitting, rust, and coating failure.
  • Rinse salt off metals monthly to quarterly and after storms. Touch up coatings after prep.
• Irrigation and landscape
  • Clean filters and heads and adjust spray patterns twice per year.
  • Keep plants and mulch away from the foundation. Favor salt-tolerant species.

Condo owners

• Review association documents to confirm responsibilities for balconies, windows, exterior finishes, and irrigation. Common elements are often the association’s duty.
• Owner tasks typically include interior upkeep, any owner-specified windows or balcony finishes, and annual pest control inside the unit or limited common elements.
• Report water stains, cracks, insect activity, rust, or loose railings to the association right away. Ask for the building’s inspection schedule and results.
• Keep copies of inspection reports and termite certificates. These records help with resale.

Permits, pros, and records

• Hire licensed experts. Use FDACS-licensed pest control operators. For structural or envelope concerns, contact a licensed structural engineer or building envelope specialist with coastal Florida experience. For metalwork, use fabricators familiar with marine-grade stainless and galvanizing. For irrigation and backflow, use licensed contractors and certified testers.
• Expect permits for major balcony repairs, structural work, or exterior changes. Projects must follow the Florida Building Code and local Broward County permitting rules, and condo associations often require plan review for common element work.
• Keep paperwork organized. Save termite inspection and treatment records, building envelope reports, repair invoices, material specs for replacements, irrigation and backflow certificates, and association communications about common element repairs.

Quick 30-minute walk-through

• Termites: look for mud tubes, hollow-sounding wood, and discarded wings.
• Water intrusion: note stains, soft spots under balconies, and damp areas.
• Corrosion: check for rust staining at railings, base plates, fasteners, and HVAC mounts.
• Stucco and sealants: scan for hairline cracks and failed caulk at windows and doors.
• Irrigation: confirm heads are not spraying the building, and clean clogged nozzles.
• Photograph issues, add dates and notes, and schedule pro follow-up where needed.

Staying ahead of termites, salt, and moisture is one of the smartest ways to protect your Lauderdale-by-the-Sea property and preserve value. If you are preparing to sell, these steps also make pre-listing prep smoother and help buyers feel confident during inspections.

Ready to align maintenance with your next move or pre-listing plan? Schedule a free consultation with Unknown Company to talk through timing, priorities, and design-led preparation that fits the Broward coastal market.

FAQs

How often should LBTS homeowners get termite inspections?

• At least once a year. Consider twice a year for waterfront homes, properties with prior activity, or heavy landscaping against the structure.

What stainless steel works best near LBTS beaches?

• 316 or 316L stainless steel is recommended for salt-spray exposure. It resists pitting better than 304 in chloride environments.

Can I paint over rusty balcony railings?

• Not as a stand-alone fix. Remove rust scale, repair or replace pitted areas, and then use proper primers and topcoats. Replace severely corroded anchors rather than painting over them.

In a condo, who handles a leaky balcony in LBTS?

• It depends on your condominium documents. Structural balconies and outer waterproofing are often association responsibilities. Report issues promptly and request inspection documentation.

Does rinsing my exterior help with salt corrosion?

• Yes. Freshwater rinsing reduces salt buildup and slows corrosion on metals. Rinse regularly and after storms, but avoid forcing water into cracks or unsealed openings.

Can irrigation increase termite risk around my LBTS home?

• Overwatering and overspray can raise moisture levels near walls and attract termites or wood decay. Adjust heads to keep water off the building and pull mulch back from the foundation.