Florida Termite Inspections: WDO Reports and Termite Bonds Explained

WDO Reports, Termite Contracts, and What Buyers and Owners Should Know

Florida’s warm, humid climate suits termites, and the state has more termite species than any other. That’s why termite inspections come up in so many Central Florida home purchases, and why many owners keep a termite contract with a pest control company. Knowing what the inspection report covers, and what a “termite bond” really is, makes both easier to judge.

Short version: Florida has about 20 established termite species, and UF/IFAS rates five as major pests, including the invasive Formosan subterranean and West Indian drywood termites. A WDO (wood-destroying organism) inspection must be done by a licensed pest control company and reported on the state’s form, FDACS-13645. It covers only visible, accessible areas, and the form states it isn’t a structural damage report. Whether a lender requires one depends on the loan, the property, and the lender. A “termite bond” is a service contract, not insurance, and Florida law requires its first page to say in bold whether it covers repair and retreatment, retreatment only, or no guarantee. If the home you’re buying has one, ask whether it transfers and get the terms in writing. New homes must get termite protection under the Florida Building Code.

Florida’s main termite pests

Most of Florida’s termite species live in dead branches or damp wood outdoors and rarely bother homes. The ones that matter fall into two groups. Subterranean termites nest in the soil and travel into wood through mud tubes. Drywood termites live entirely inside dry wood and don’t need soil contact. The difference matters because the treatments differ, so UF/IFAS stresses getting the species identified before treatment.

Termite	Type	Signs	Swarm season	Usual treatment
Native subterranean termites	Subterranean, native, statewide	Mud tubes from the ground up, damaged wood, swarmer wings near windows and tubs	Roughly January to May, depending on species	Liquid soil treatment or bait systems
Formosan subterranean termite	Subterranean, invasive, mainly urban areas statewide	Mud tubes, soil-packed galleries, carton nests in walls or hollow trees	Early April to late June, peaking in May, just after sunset	Liquid soil treatment or bait systems
West Indian drywood termite	Drywood, invasive, coastal areas and older buildings	Small piles of pellets below tiny “kick-out” holes, blistered paint or wood surfaces	Mainly April to June	Tenting (fumigation) for widespread colonies, or spot treatment for a small one

Click a name for the UF/IFAS page with photos and Florida distribution maps. The Asian subterranean termite is another major invasive pest.

Tenting doesn’t work on subterranean termites, because the rest of the colony in the soil can move back in. Spring, roughly March through June, is when swarms are most visible. Winged termites indoors don’t always mean an infestation, since swarmers fly in toward lights, but wings collected in several spots in the house call for an inspection.

Warning signs

Mud tubes: Earthen tunnels running up foundations, slab edges, piers, or walls. These are the main sign of subterranean termites.
Pellets: Small, hard pellets piling up on windowsills, floors, or furniture below tiny holes. These come from drywood termites.
Swarmers or wings: Discarded wings near windows, doors, sinks, and tubs, especially in spring.
Damaged wood: Wood that sounds hollow when tapped or probed, or paint and thin wood surfaces that blister or peel.

If you find termites, a sample can be identified for free by UF/IFAS’s termite identification team. Soldiers or winged swarmers in a small vial work best.

What a WDO inspection is

A WDO inspection looks for termites and other wood-destroying organisms, such as wood-decaying fungi. Under Florida Statute 482.226, inspections for real estate transactions must be done by a licensed pest control business and reported on the state’s form, FDACS-13645. The report must list:

Whether there’s no visible sign of WDOs, or live WDOs, evidence of WDOs, or WDO damage, and where.
Areas that weren’t inspected or couldn’t be reached, and why.
Visible evidence of previous treatment.
Where the inspection notice was posted. Florida requires a durable notice near the attic or crawl space access with the company’s name and the inspection date.
A statement that the company and inspector have no financial interest in the property or the sale.

What it isn’t: The form itself states it’s “NOT a structural damage report.” It covers only what was visible and readily accessible, so damage hidden inside walls or behind stored items may not show up. It isn’t a guarantee that no termites are present unless the report says otherwise. When a report notes damage, have a qualified contractor assess how serious it is. Read the “inaccessible areas” section carefully, since a packed garage or blocked attic limits what the inspector could see.

A WDO inspection is separate from a general home inspection, though many buyers schedule them together. See the home inspection checklist.

WDO reports and your loan

Whether a lender requires a WDO report depends on the loan program, the property, and the lender. Government-backed loans like FHA and VA have their own wood-destroying insect rules, which depend on where the property is and what condition it’s in, and individual lenders can add requirements on top. In Florida, any required report goes on the state form rather than the national one. Ask your lender early whether a report is required, how recent it must be, and what happens if it shows active termites or damage. Also ask whether treatment or repairs would have to be done before closing. See mortgage and financing basics.

What a “termite bond” really is

Despite the name, a termite bond isn’t a bond or an insurance policy. It’s a service contract with a licensed pest control company, usually renewed each year. Florida Statute 482.227 requires the first page of a termite contract to say in bold print which of these it is:

Repair and retreatment: The company re-treats and pays to repair new termite damage, usually up to a stated limit.
Retreatment only: The company re-treats if termites return but doesn’t pay for damage.
No warranty or guarantee.

The first page must also say whether any disclaimers, limits, conditions, or exclusions apply, and a contract with limits can’t call itself a “full” or “unlimited” guarantee. Those exclusions matter. UF/IFAS notes, for example, that irrigation spraying the walls of a house can void a termite warranty.

Buying a home with an existing contract? Ask the seller for the contract, renewal history, and recent inspection reports, and call the company before closing. Questions to ask:

Can the contract transfer to a new owner, and is there a fee?
Is it repair and retreatment, or retreatment only? What’s the repair limit?
Which termites does it cover? Check whether drywood termites are included as well as subterranean termites, since the treatments differ.
What’s the annual renewal cost, and what conditions could void it?

Get the transfer confirmed in writing. Keeping an existing contract running is often simpler than starting a new one, which may require a new treatment first. For checking a pest control company’s license, see palmetto bugs, roaches, and spiders.

New construction

The Florida Building Code (Residential Section R318) requires new homes to get termite protection with registered termiticides. That can be soil treatment, a bait system, or treatment applied to the wood. The pest control company issues a certificate of compliance to the building department, and building departments such as Tampa’s require it before issuing a certificate of occupancy. Ask the builder which method was used, who did it, and whether a renewable contract comes with it, since that decides who you call later.

Lowering the risk around the house

UF/IFAS recommendations for subterranean termites:

Keep the foundation dry: Aim irrigation at least 1 foot away from the house, which the Florida Building Code requires, and don’t let sprinklers hit the walls.
Go light on mulch near the house: Keep it under 2 inches deep within 12 inches of the foundation, and leave about 6 inches of visible foundation below the siding so mud tubes can be spotted.
Avoid wood touching soil: That includes stored lumber, firewood, and old railroad ties or salvaged timber in landscaping.
Don’t count on gravel: Rock or other inorganic ground cover doesn’t replace termite protection.

Drywood termites often arrive in infested wooden furniture, so check secondhand wood pieces for pellets before bringing them inside. Moisture problems that draw termites also feed mold. See Florida mold prevention. Other common household pests are covered in rats, squirrels, and raccoons and snakes in Central Florida.

Frequently Asked Questions

Under Florida Statute 482.226, inspections for real estate transactions must be done by a pest control business licensed by the Florida Department of Agriculture and Consumer Services, and reported on the state’s WDO form, FDACS-13645.

No. The report covers only visible, accessible areas, and the form states it isn’t a structural damage report. Hidden damage can exist, so check the inaccessible areas section and have a contractor assess any noted damage.

No. It’s a service contract with a pest control company. Florida law requires the first page to state in bold whether it covers repair and retreatment, retreatment only, or has no guarantee, and whether any limits or exclusions apply.

It depends on the contract. Ask the seller for the contract and renewal history, call the company before closing to confirm whether it transfers and at what cost, and get the transfer in writing.

It depends on the program’s rules for the property’s location and condition, plus the lender’s own requirements. Ask your lender early whether a WDO report is required and how recent it must be.

Subterranean termites, including Formosan termites, nest in soil and build mud tubes into the house, and are treated with soil treatments or baits. Drywood termites live entirely inside wood, leave piles of small pellets, and are treated by tenting or spot treatment.

Sources

This article is for general informational purposes only and isn’t financial, legal, insurance, or tax advice – for guidance specific to your situation, talk to a licensed professional.

Termite Inspections in Florida