Termite & WDO Inspections in Florida: What Buyers Need to Know

What a WDO inspection is — and who can write one

WDO stands for wood-destroying organisms: termites, wood-boring beetles, wood-decaying fungi, and similar pests. In Florida, the official WDO inspection report is a state-regulated document, and by law it can only be issued by a licensed pest control operator — not by a home inspector. That licensing line matters, and you should be suspicious of anyone who blurs it.

Where a home inspection fits: during every full home inspection we flag visible evidence of WDO activity and the conditions that invite it — mud tubes, frass, damaged wood, moisture problems, wood-to-soil contact. When we see evidence, we tell you plainly and recommend the licensed WDO inspection before closing. The two inspections work together; one does not replace the other.

The two termites that matter in South Florida

• Subterranean termites — live in the soil and travel up through mud tubes on foundations, slabs, and plumbing penetrations. Asian and Formosan subterranean termites, both established in South Florida, are aggressive and cause damage fast.
• Drywood termites — live entirely inside the wood they eat, with no soil contact needed. They swarm into attics, fascia, and window frames, and are the reason you see tented houses around Miami every summer.

Warning signs we look for during a home inspection

• Mud tubes running up the foundation, slab edges, or garage walls
• Frass — small piles of pellet-like droppings below baseboards, window sills, or attic framing
• Wood that sounds hollow or papery when probed, especially at baseboards and door frames
• Discarded wings on sills or near light fixtures after a swarm
• Bubbled or rippled paint that mimics water damage
• Conditions that attract WDOs: wood-to-soil contact, mulch against the wall, chronic moisture, and unsealed slab penetrations

When a WDO inspection is required

VA loans require a WDO inspection in Florida, and many conventional lenders ask for one on older homes or when the appraiser notes evidence. Even when nobody requires it, most South Florida buyers order one voluntarily — treatment and repair for an established infestation routinely runs into the thousands.

Timing matters: order it during your inspection period, alongside the home inspection, so you still have room to negotiate or walk away.

What it costs and who pays

A WDO inspection in South Florida typically runs about $75 to $150 for a standard single-family home. Custom is negotiable — sometimes the seller pays, sometimes the buyer. What is not negotiable is skipping it to save a hundred dollars on a house where a full drywood tenting treatment costs far more.

If treatment is needed, tenting (fumigation) for drywood termites is the expensive route; spot treatments and bait systems for subterranean termites cost less but need ongoing monitoring. Get the WDO report first, then get treatment bids from licensed pest control companies.

Older South Florida homes carry the most risk

Pre-1970s housing stock in Miami-Dade and Broward — the same homes we flag for cast iron plumbing and aging roofs — often has original wood framing, fascia, and attic lumber that has been exposed to decades of termite pressure. CBS (concrete block) construction helps, but it does not make a home termite-proof: roof framing, trusses, baseboards, cabinets, and door frames are all still wood.

Frequently asked questions

Is a termite inspection required in Florida?

There is no blanket state requirement for a home sale, but VA loans require a WDO inspection, and many lenders and buyers order one regardless. Given South Florida's termite pressure, we recommend it on every purchase.

Can my home inspector write the WDO report?

No. Florida law requires the official WDO report to be issued by a licensed pest control operator. During a home inspection we document visible evidence and tell you when a licensed WDO inspection is warranted.

How much is a termite inspection in Florida?

In South Florida, typically $75 to $150 for a standard single-family home. It's one of the cheapest line items in a closing against one of the most expensive repairs.

Do concrete block homes get termites?

Yes. CBS construction protects the walls, but roof framing, trusses, fascia, baseboards, and cabinets are wood. Drywood termites in particular don't care what your walls are made of.