Termite Inspection: What Inspectors Check and What the Report Means

A termite inspection is a visual examination of the accessible parts of a building by someone trained to spot wood-destroying insects. The inspector is looking for three things: live insects, evidence they left behind, and conditions that make an infestation more likely. It is the step that comes before any treatment decision, and the University of California states that a licensed professional must inspect before treatment is done.

When to get one

• You found a sign. Swarmers indoors, shed wings, mud tubes, pellets or damaged wood.
• You are buying or selling a house. Many sales call for a wood-destroying insect report. North Carolina requires one on almost every residential sale.
• You are remodeling and opened a wall or floor that looks chewed.
• The house has a history of termites or sits in a high-pressure area.

What the inspector checks

The details vary by state, but the North Carolina Department of Agriculture’s description of its official inspection is typical. The inspector makes a visual check of all accessible interior and exterior areas and sounds accessible structural wood in vulnerable spots, such as where framing meets a slab or masonry.

Expect them to look at:

• Foundation walls, inside and out, for tubes and cracks
• Crawl space or basement: piers, sill plates, joists, subfloor, plumbing penetrations
• Garage and slab edges, including expansion joints
• Attic framing, eaves and window frames, especially where drywood termites occur
• Exterior wood: door and window trim, siding near the ground, porches and attached decks
• Interior rooms: baseboards, door frames, and walls for blistering, sunken paint or pinholes

The tools are simple: a bright flashlight, a probe or screwdriver, and often a moisture meter. The University of California lists what the inspector is looking for in wood: live termites, darkened or blistered surfaces, and wood that is thin and punctures easily. The EPA describes the same test for homeowners, probing exposed wood for hollow spots with a flathead screwdriver.

Other detection tools exist, including dogs and acoustic, microwave and fiber-optic devices. The University of California notes they are rarely used, and that visual inspection is the industry standard.

Conditions the inspector will flag

A good inspection reports risk as well as insects. North Carolina requires inspectors to list conditions conducive to termites, including:

• Wood in direct contact with soil
• Wood scraps, cardboard or other cellulose debris under the house
• Wood moisture of about 20 percent or higher
• Low clearance between soil and wood, damp crawl spaces and poor grading

These are worth fixing whether or not termites are found. The University of Kentucky’s prevention guide adds firewood stacked against the foundation, mulch piled against siding, leaking faucets and downspouts that dump water at the wall.

What an inspection cannot tell you

It helps to know the limits before you read the report.

• Hidden areas are not inspected. Inside walls, under flooring and behind insulation are out of reach unless something is removed, which may cost extra. Inaccessible areas should be listed on the report.
• A clean report is not a guarantee. North Carolina states that its report is not a warranty against insects. Termites can enter through a crack about 1/32 inch wide, so activity can start after the visit. Mississippi State University Extension notes that hidden infestations can exist even after a clean inspection.
• Damage is not measured. The inspector reports evidence and where it is. How much strength the wood has lost is a question for a builder or structural engineer.
• Activity can be uncertain. Old tubes, old damage and old pellets look much like new ones. An honest inspector will say when they cannot tell.

How to prepare

You can make the inspection faster and more complete.

• Clear stored items away from garage walls, the water heater closet and under sinks.
• Make sure the crawl space hatch and attic access can be opened and reached.
• Move firewood, planters and stored lumber away from the outside of the foundation.
• Leave any evidence where you found it. Do not scrape tubes, sweep up pellets or vacuum wings until the inspector has seen them, apart from a small saved sample.
• Find paperwork from any earlier treatment or service agreement.

What a termite inspection costs

Prices are set by each company, and no extension or government source used for this page publishes a reliable national figure. Two things are consistent.

Many pest control companies inspect at no charge when a homeowner is asking for a treatment estimate. The University of Kentucky notes that companies often offer free termite inspections and will point out conditions that invite termites.

A formal wood-destroying insect report for a real estate sale is different. It is a legal document issued by a licensed company on a state form, and it is normally a paid service. Ask for the price when you book, and ask whether opening concealed areas costs more.

Because the same company that inspects may also bid on treatment, the University of Kentucky recommends getting inspections and estimates from several companies. This confirms the finding and lets you compare what each proposes.

How to read a wood-destroying insect report

The form goes by different names: WDI report, WDIR, WDO report, or informally a “termite letter.” North Carolina’s version shows what most contain:

• Insects covered. Subterranean termites, powderpost beetles, old house borers and carpenter ants are the ones commonly reported. Carpenter bees may appear too.
• Evidence found, past or present, with its specific location.
• Conducive conditions, as listed above.
• Areas not inspected and why.
• Treatment history or recommendations, if any.

Past evidence is common in older homes. North Carolina’s guide says most houses there over 10 to 15 years old will likely show some, and that a report with no findings is not required to complete a sale. What matters is whether activity is current, whether it has been treated, and whether damage has been repaired.

The inspector may offer to treat. Whether to sign a contract is up to the buyer or seller, and any treatment agreement and warranty should be attached to the report.

How often to inspect

Advice differs by region and risk.

• The University of California’s quick tips suggest regular inspections every 3 to 5 years.
• Mississippi State, writing for an area with heavy termite pressure including Formosan termites, recommends having buildings inspected annually.
• If you have a termite service agreement, an annual inspection is usually part of the renewal.

In between, a homeowner walk-through each spring catches a lot. Check the foundation and crawl space with a flashlight, using the signs of termites guide as a checklist.

Choosing who inspects

The University of Kentucky and the EPA give similar advice:

• Confirm the company holds a current license from the state agency that regulates structural pest control, and ask to see it.
• Ask for references.
• Judge by the experience of the person doing the inspection.
• Be wary of pressure to sign the same day. Termites work slowly, and a few days spent comparing proposals does no harm.
• Contact your state pesticide regulatory agency with concerns.

Our guide on when to call a professional has a longer list of questions to ask.

If the inspection finds termites

Ask the inspector to show you the evidence and mark it on a diagram. Then ask which species they believe it is, how they judged it active, what treatment they propose and why, and what the warranty covers. The main treatment types, liquid soil treatments, baits, wood treatments and whole-structure methods for drywood termites, are compared in termite treatment methods.