Termite inspection, and reading the report properly

What is termite inspection?

A termite inspection is a visual examination of a structure for evidence of termites and other wood-destroying insects, ending in a written report on a standard form. Most are ordered because a real-estate transaction requires one - the wood-destroying insect or WDI report. The critical thing to understand is its scope: it is an opinion about what was visible and accessible on the day, and the areas the inspector could not reach are listed on the form for exactly that reason.

Signs you need termite inspection

• You are buying a house and your lender or your purchase agreement requires a wood-destroying insect report
• You are selling and want to know what a buyer's inspector is going to find before they find it
• Your general home inspector noted possible termite evidence and recommended a specialist look
• A spring swarm happened somewhere in the house and you need it documented, not just treated
• You are refinancing or completing a transaction where the lender asked for a clear report
• You hold a termite warranty and the annual re-inspection that keeps it in force is due
• You are buying a property that has been vacant, or one where a previous treatment shows on record and you want its current condition assessed

Seeing something not on this list? Browse pest control problems by symptom →

How termite inspection actually works

1. 1

   Scheduling against the transaction, not against convenience

   Order it early enough that a positive finding still leaves room to negotiate. An inspection booked days before closing turns any finding into a crisis rather than a conversation.

   Watch forWaiting for the general home inspection report to recommend one. That sequence costs you a week you may not have.

2. 2

   Access is arranged in advance

   The inspector needs into the crawl space or basement, the garage, the attic hatch, and around the whole exterior. Someone has to unlock the gate, clear the hatch, and move stored boxes off the garage walls.

   Watch forAccess failures are the most common reason a report comes back heavily qualified. A crawl space the inspector could not enter becomes a line on the form, and that line is what the lender or the buyer will query.

3. 3

   The exterior and perimeter examination

   Foundation walls, piers, the soil line, siding in contact with grade, porch and deck supports, the wood-to-soil contact points, and any visible mud tubing. Conducive conditions - poor drainage, mulch piled against siding, stored firewood - are noted whether or not there is active infestation.

   Watch forFindings recorded as generic "conducive conditions" with no location. You want to know which wall, so you can go and look at it.

4. 4

   The interior and substructure examination

   Crawl space joists, sills and piers; basement framing; the garage; window and door frames; plumbing penetrations; and accessible attic framing. The inspector sounds and probes suspect timber rather than only looking at it.

   Watch forA twenty-minute inspection on a house with a crawl space. The substructure is where the evidence is and it takes time to cover on hands and knees.

5. 5

   The written report

   You get a standard form recording evidence of wood-destroying insects, whether any is judged active, any visible damage, any previous treatment observed, conducive conditions, and - explicitly - the areas that were obstructed or inaccessible.

   Watch forThe inaccessible-areas section is the most important part of the document and the part nobody reads. It defines the limits of what you were actually told.

6. 6

   What happens if there are findings

   Evidence, active infestation and damage are separate findings with different consequences. Evidence with no activity may need nothing beyond disclosure; active infestation usually triggers a treatment requirement; damage may need a structural opinion the pest inspector is not the right person to give.

   Watch forA treatment quote arriving in the same envelope as the report. It is legal and common, but it means the person who found the problem is bidding on the fix. Get an independent quote before agreeing anything.

What does termite inspection cost?

A standalone termite or WDI inspection is generally a modest flat fee, higher for large or complex structures and lower when bundled with other inspections. Many treatment companies inspect at no charge, which is a sales visit rather than a report. The Cost Guide explains where the difference matters.

See the full termite inspection cost guide - by material, size and region →

If the number is the problem, here are the ways people pay for it →