In Florida, when someone buying a house says “termite inspection,” they almost always mean a WDO inspection: a wood-destroying organism inspection, reported on a state form. Here’s the short version. A WDO inspection looks for visible evidence of termites and other wood-destroying organisms, and the results go on Florida’s official WDO report form. If you’re using a VA loan, your lender will require one. At 2020 Inspection Solutions, it’s $150 with a home inspection or $250 on its own.
One note before we start. This article is for home buyers. If you already own the home and you’re seeing termites today, you need a pest control company for treatment, not an inspection.
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What is a WDO inspection?
A WDO inspection is a visual inspection for wood-destroying organisms, reported on Florida’s Wood-Destroying Organisms Inspection Report, form FDACS-13645. Florida law defines a wood-destroying organism as anything that damages and can reinfest seasoned wood in a structure: termites, powder-post beetles, old house borers and wood-decaying fungi.
Termites get the attention, but the definition is broader for a reason. In Florida’s climate, all four show up, and a lender wants to know about any of them before it lends against the house.
Who performs a WDO inspection in Florida?
WDO inspections in Florida have to be performed by a licensed pest control business, under the state’s pest control law (Chapter 482), which the Florida Department of Agriculture and Consumer Services oversees. A home inspector’s license alone doesn’t cover it.
That’s why our WDO inspections are performed by Termite Depot, a licensed pest control operator. We schedule it in the same visit as your home inspection, so you have one appointment and one point of contact. When you’re shopping inspection companies, ask who actually performs the WDO and confirm they’re licensed to do it.
Is a termite inspection required to buy a house in Florida?
It depends on your loan. Your lender decides, so ask them early.
- VA loans: Required. Florida sits in the highest termite-risk zone, so a WDO report is part of every VA purchase here.
- FHA and USDA loans: Commonly required by the lender or the guarantor before closing.
- Conventional loans and cash purchases: Often not required. That doesn’t mean you should skip it. It simply means it’s your decision instead of the bank’s.
Ask your lender two questions: do you need a WDO report, and how recent does it have to be? Lenders set their own window, and you don’t want to find out a week before closing that yours needs to be redone.
What does a WDO report show?
The report records what the inspector could see on the day of the inspection. The findings section lands in one of three places:
- No visible signs of wood-destroying organisms were observed.
- Visible evidence of wood-destroying organisms was observed, such as live insects, dead insects, droppings (called frass), mud shelter tubes or exit holes.
- Visible damage caused by wood-destroying organisms was observed.
The report also lists any areas the inspector couldn’t get to, like a blocked attic or a wall hidden behind stored boxes, and any evidence of previous treatment. Read those sections as closely as the findings. “Inaccessible” isn’t the same as “clear.”
What a WDO inspection can’t tell you
A WDO inspection is a visual inspection of visible and readily accessible areas. The state form itself says it is not a structural damage report, and it is not a guarantee that wood-destroying organisms aren’t present.
Termites do their work out of sight. Damage can sit behind drywall, under flooring or inside framing, looking fine on the surface. No inspector can see through walls, and anyone who tells you they can find everything isn’t being straight with you. If the report shows damage, the form itself recommends having a qualified building professional evaluate whether the structure is sound.
Wood rot vs. termite damage: why the difference matters
These two get confused all the time, and they’re not the same problem.
- Wood rot is fungal decay caused by moisture that doesn’t go away. It shows up around leaking plumbing, poor drainage, failed flashing and untreated exterior trim.
- Termite damage comes from insects channeling through the grain of the wood, often behind a surface that still looks intact.
The fix and the cost are completely different. Rot means there’s a water problem to solve as well as wood to replace. That’s one reason buyers pair the WDO with a full home inspection: the WDO tells you what’s damaging the wood, and the home inspection helps find where the moisture is coming from.
What happens if the WDO report finds termites?
Don’t panic, and don’t walk away on day one. Termites are common in Florida, and an active infestation is usually a treatable problem. Talk with your real estate agent about your options inside your inspection contingency period. Buyers commonly ask the seller to treat the home, make repairs, offer a credit, or allow a licensed contractor to evaluate any damage.
If the report shows evidence of previous treatment, ask the seller for the treatment records and whether there’s a termite warranty or bond, and whether it can transfer to you. A home that was treated and is under an active warranty is a very different situation from one that was never treated.
Questions to ask before you book a WDO inspection
- Who performs the WDO, and are they licensed by the state to do it? Ours: Termite Depot, a licensed pest control operator.
- Is it reported on Florida’s official WDO form? It should be. That’s the form lenders expect.
- Can it be done the same visit as my home inspection? Ours can.
- What does it cost alone, and bundled? Ours: $250 alone, $150 with a home inspection.
- Do you charge a cancellation fee? We never do.
Frequently asked questions
How much does a WDO inspection cost?
At 2020 Inspection Solutions, a WDO inspection is $250 on its own or $150 when added to a home inspection, performed in the same visit.
Is a WDO inspection included in a home inspection?
No. A WDO inspection is reported on its own state form, separate from the home inspection report. We can schedule both in the same visit at the bundled rate.
How long is a WDO report good for?
Lenders set their own rules for how recent the report must be, and many want it done within the last few months. Ask your lender for their window before you schedule so the report doesn’t expire before closing.
Does a WDO inspection cover mold?
No. A WDO inspection looks for termites, powder-post beetles, old house borers and wood-decaying fungi. Mold testing is a separate service.
Who pays for the termite inspection when buying a house?
It’s negotiated in your contract and varies by loan type and local custom. Ask your real estate agent how it’s being handled in your purchase.
Under contract and need a WDO report?
If your lender is asking for a WDO report, or you just want to know what’s in the walls before you buy, we can schedule it with your home inspection in a single visit. Schedule online 24/7, or call or text (321) 877-6247. Good luck on your transaction.
