WDO (Termite) Inspection: What to Expect When Buying or Selling a Home in Lakeland, FL

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What a WDO Inspection Is — and When You Need One

A WDO (Wood-Destroying Organism) inspection is a visual, non-invasive inspection of a structure’s accessible areas — crawlspace, attic, exterior siding and foundation, garage, and interior areas where wood is exposed — looking for evidence of termites and other wood-destroying pests, plus “conducive conditions” that tend to invite them. In Florida the findings are documented on the state-standard NPMA-33 form, sometimes called the WDO report.

When a WDO inspection typically comes up

• Buying: the standard Florida FAR/BAR purchase contract commonly includes a WDO inspection contingency, and FHA and VA loans in particular scrutinize the report before the lender will fund.
• Selling: sellers often order their own WDO inspection before listing — a “pre-listing” inspection — so any findings get addressed on their own timeline instead of a buyer’s closing deadline.
• Refinancing: some lenders require a current WDO report as a loan condition, especially on older homes or homes with no recent inspection on file.

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What the Inspector Actually Checks

A WDO inspection is systematic, not a quick walk-around. The inspector is looking for specific, well-defined signs in the areas they can safely access.

• Wood-to-soil contact: fascia boards, siding, deck posts, stair stringers, or stored firewood and lumber touching the ground and the structure — a direct highway for subterranean termites.
• Moisture readings: crawlspaces, under-sink and bath-trap areas, AC drip lines, and any spot with a history of roof or plumbing leaks. Elevated moisture is checked with a meter, not just eyeballed.
• Mud tubes: the pencil-width shelter tubes subterranean termites build over foundations, piers, and slab edges to travel between soil and wood while staying hidden from light and air.
• Evidence of prior treatment: drill-and-fill patches in slabs, old bait stations in the yard, treatment tags or stickers from previous pest control companies, and any paperwork the inspector can cross-reference.
• Conducive conditions: irrigation heads spraying the foundation, mulch stacked against siding, gutters dumping water at the slab, poor crawlspace ventilation, or debris piles against the exterior — nothing active yet, but the kind of setup that invites it.

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Active Infestation vs. Old Damage vs. “Conducive Conditions”

The NPMA-33 report separates findings into distinct categories, and the difference between them changes what happens next in a sale far more than most buyers or sellers expect.

• Active or recent evidence of wood-destroying organisms: live insects, fresh mud tubes with moisture, or frass currently being produced. This is the finding most likely to need treatment before closing.
• Old damage, no current activity: galleries or damaged wood from a past infestation that has already been treated or has stopped on its own. Often this means disclosure and possibly a repair estimate — not necessarily a new pest treatment.
• Conducive conditions only: nothing has happened yet, but the setup invites it — wood-to-soil contact, excess moisture, or debris against the structure. Usually the cheapest and fastest category to resolve, often with a repair rather than a pest treatment at all.

Knowing which category a finding falls into helps everyone plan the closing timeline realistically instead of assuming the worst from the word “termite” on a report.

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Termite Bonds & Warranties: Why Buyers Ask About Them

A termite bond — sometimes called a service agreement or warranty — is an ongoing contract with a licensed pest control company. It typically covers periodic reinspection and, while the bond stays active and renewed, retreatment if termites return, with some bonds also covering a level of damage repair.

• Why it matters in a sale: an active, transferable bond signals the home already has ongoing termite monitoring in place, which buyers and lenders in a high-pressure county like Polk tend to view favorably.
• Transferability: bonds are usually tied to both the property and the issuing company. Confirm whether the existing bond transfers to a new owner and whether that company is still active and licensed.
• Terms vary: coverage, renewal requirements, and what triggers a claim differ by company and by bond. Get the actual paperwork and confirm current terms directly with the company that issued it or with the inspector reviewing the file — don’t assume based on the name on the yard sign.

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If Something Gets Flagged: Treatment, Re-Inspection, and the Report

Here is the typical sequence once a finding shows up on the WDO report, from initial finding to a cleared file the lender can accept:

1. The inspector documents the finding on the NPMA-33 Wood Destroying Organisms Inspection Report, noting which category it falls into (active, old damage, or conducive condition).
2. For active infestation, a licensed local exterminator proposes a treatment plan matched to the species involved — subterranean termite treatments and drywood termite treatments are handled very differently.
3. Treatment is performed by the licensed operator.
4. A re-inspection or clearance letter confirms no current activity remains.
5. The cleared report goes back to the buyer, seller, both agents, and the lender so closing can proceed.

Conducive conditions alone usually skip straight to a repair — regrading soil, trimming wood contact, redirecting a downspout — with a follow-up note added to the file rather than a full pest treatment.

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Get Ready for Your Inspection

Whether you’re the buyer or the seller arranging access, these steps clear the way for an accurate, efficient inspection. Check off what applies — your progress is saved on this device.

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• Clear access to the crawlspace, attic hatch, and any exterior storage sheds
• Move firewood, mulch, and stored lumber away from the foundation
• Gather any past pest control company names, treatment tags, or bond paperwork you can find
• Fix obvious moisture sources you already know about — a leaking spigot, a disconnected downspout
• Trim shrubs and redirect irrigation heads away from exterior walls
• Locate any prior WDO reports or termite bond documents from when you bought the home
• Confirm with your agent who receives the completed NPMA-33 report, and by when
• Ask whether the inspection covers the full structure or the main dwelling only — detached garages and sheds are sometimes separate