Termites, WDO Inspections, and Florida Homes: What Every Tampa Buyer and Seller Should Know
Florida sunshine is amazing—for people and, unfortunately, for wood-destroying organisms. If you’re buying or selling a home in Tampa Bay, understanding WDO (Wood-Destroying Organism) inspections is just as important as understanding roofs, insurance, and flood zones. A clean WDO report can keep a deal smooth; a surprise finding can stall financing or cost thousands if you’re unprepared.
This guide explains what a WDO inspection covers, how lenders treat it, what repairs actually matter, and how both buyers and sellers can navigate the process with confidence.
What a WDO Inspection Really Checks
A licensed pest professional looks for live activity, damage, or conducive conditions from termites and their cousins. In Tampa Bay, the usual suspects are:
Subterranean termites (most common; travel from soil through mud tubes)
Drywood termites (nest inside wood; often discovered by pellet-like droppings)
Wood-boring beetles (pinholes and powdery frass)
Fungi/wood rot (moisture-driven deterioration; not insects but still “wood destroying”)
The inspector examines accessible areas: attic framing, baseboards, door jambs, window sills, garages, porches, patios, crawl spaces (if any), exterior siding, fence lines near the structure, and any additions or decks.
Important: A WDO is not a general home inspection. It’s a specialized assessment focused on organisms and conditions that damage wood.
Why Lenders (and Insurers) Care
Many loan programs—especially VA and some FHA—will require a WDO inspection in Florida, and they may insist on treatment and repair before closing if activity or significant damage is present. Even when not required, smart buyers order it because:
Active infestations can spread quickly in our climate
Structural members (sills, rim joists, trusses) are expensive to repair
Insurance underwriters may ask for documentation if prior termite history is disclosed
If you’re financing, plan the WDO early in your inspection window so there’s time for treatment or targeted repairs without rushing the closing.
Treatment Options You’ll Hear About
Soil treatment/barrier for subterranean termites (trenching/rodding with termiticide; sometimes bait stations)
Local (spot) treatment for drywood activity in a limited area
Whole-structure fumigation (“tenting”) when drywood activity is widespread or inaccessible
Moisture control and wood repair where rot or chronic leaks are found
Which option makes sense depends on species, extent, and accessibility. Ask the company for a diagram, photos, and a written scope so you can compare bids apples-to-apples.
Interpreting Findings Without Panic
Not all findings are deal-killers. Here’s how to read the report like a pro:
“Live activity” means treatment is needed before closing in most financing scenarios.
“Old damage, no live activity” often calls for monitoring or minor wood replacement—price the repair, not the whole house.
“Conducive conditions” (high moisture, earth-to-wood contact, wood mulch against siding, leaky hose bibs, unsealed slab penetrations) are fixable—address them to prevent return visits.
Attic frass vs. current termites: Drywood pellets can be old; your inspector should differentiate old evidence from active colonies.
When reports sound severe, bring in a second opinion—especially if tenting vs. spot treatment is the fork in the road.
Smart Buyer Moves
Order WDO the same week as the general home inspection. If activity is found, you’ll still have time to negotiate treatment and repair.
Request transferable warranties from the treating company when possible, and clarify annual renewal costs and coverage terms.
Document repairs with receipts, photos, and any replaced lumber invoices, particularly if structural pieces are involved.
Fix moisture first. Termites love damp wood. Ensure bathroom/kitchen leaks, exterior grading, and gutter downspouts are handled so treatment actually lasts.
If you’re making a competitive offer, you can keep timelines tight while preserving your right to cancel for material WDO issues that the seller won’t address.
Smart Seller Prep
Pre-list WDO inspection pays for itself when your home is older, has wood siding, or shows prior termite history. Solving problems early turns a potential objection into a non-issue.
Correct conducive conditions before photos: pull mulch away from the foundation, trim vegetation, fix minor leaks, add splash blocks to downspouts, and seal obvious slab penetrations.
Disclose prior treatment honestly and provide paperwork. Buyers (and lenders) feel better about a house with documented prevention and warranties than a mystery.
If repairs are needed, use licensed contractors for structural components and keep a tidy paper trail for underwriting.
A clean WDO packet bundled with your property disclosures shortens negotiations and reassures cautious buyers.
What Repairs Actually Matter to Appraisers
Appraisers aren’t doing pest inspections, but visible deterioration of structural members and safety issues affect value and loan approval. Replacing a compromised sill plate, rim joist, or roof truss matters more than cosmetic baseboards. Keep before/after photos and invoices; they help everyone—from the buyer’s lender to the future buyer when you resell.
Costs and Timelines to Budget
WDO inspection: typically $85–$175 in our area; combined with a home inspection it may be discounted
Soil treatments: often several hundred to a few thousand dollars depending on linear footage and product
Fumigation: commonly a few thousand dollars and requires vacating for 2–3 days
Wood repairs: small trim replacements are minor; structural members vary with access and scope
Warranty renewals: annual plans help maintain coverage and are helpful for future resale
If treatment is needed, schedule as soon as the scope is agreed so you don’t pinch appraisal and clear-to-close dates.
New Construction and “Termite-Proof” Myths
New builds usually include pre-treatments and sometimes bait systems, but they aren’t immune. Landscaping changes, irrigation overspray, wood piles, and after-market additions (fences, decks) can re-invite termites. Keep records of the builder’s termite bond and transfer it when possible.
The Bottom Line
In Florida, WDO diligence is part of smart homeownership. A thorough inspection, clear documentation, and the right combination of treatment and moisture control keep your home—and your deal—on track. Buyers protect their investment. Sellers shorten timelines and attract stronger offers. Everyone wins when the wood is dry, sealed, and documented.
If you want help sequencing your home inspection + WDO + insurance quotes without losing contract leverage, I’ll coordinate the calendar, line up licensed pros, and keep your financing timeline clean from contract to keys.
Fernanda Stucken — South Tampa Realtor
📧 contact@fernandastucken.com | 📞 (347) 216-6620
