What a WDO inspection is in Florida
WDO stands for wood-destroying organism. In Florida, a WDO inspection for a home sale ends in a specific state document: the Wood-Destroying Organisms Inspection Report, form FDACS-13645, published by the Florida Department of Agriculture and Consumer Services (FDACS).
The form itself defines what it covers. A wood-destroying organism is "an arthropod or plant life which damages and can reinfest seasoned wood in a structure, namely, termites, powder post beetles, old house borers, and wood-decaying fungi." That list matters. Carpenter ants, for example, are not on it, and the form says the property "was not inspected for any fungi other than wood-decaying fungi," with no opinion on indoor air quality or health effects.
Two statements printed on the form set expectations for everything else in it:
- The report is made "on the basis of what was visible and readily accessible at the time of inspection" and is not a guarantee that WDOs or damage are absent, unless the report specifically says otherwise.
- "This is NOT a structural damage report." The form states that hidden damage may be present and that qualified building-trade experts should determine structural soundness.
Who can perform it
In Florida, inspecting for pests is legally part of pest control. The definition of "pest control" in section 482.021, Florida Statutes includes "the identification of or inspection for infestations or infections in, on, or under a structure." Under section 482.071, it is unlawful to operate a pest control business that is not licensed by FDACS.
Section 482.226 then says that when a licensee inspects for WDOs for a real estate transaction and charges a fee or is asked for a written report, the report must be made on the form FDACS prescribes, must cover all wood-destroying organisms, and must be kept by the company for at least 3 years. The standard Florida Realtors/Florida Bar purchase contract uses the same line: its WDO inspection is done by a "Florida-licensed pest control business."
A general home inspection is a different job. The InterNACHI Standards of Practice say a home inspector is not required to determine "the presence of evidence of rodents, birds, bats, animals, insects, or other pests." That is why the two are booked as separate services.
At High Tide Home Inspections, the WDO inspection is performed by Coastal Pest Services, a Florida-licensed third-party partner, for $125. You can read more about the WDO termite inspection High Tide coordinates on the service page.
Reading the report, section by section
The current form has five sections. Here is what each one tells you.
| Section | What it contains | What to look for |
|---|---|---|
| 1. General information | Inspection company, business license number, inspector's name and ID card number, property address, structures inspected, who requested the report | Confirm every structure you are buying is listed, including detached garages or sheds that matter to you |
| 2. Inspection findings | Box A (no visible signs of WDOs) or Box B (visible evidence), with B split into live WDOs, evidence, and damage | Which box is checked, the common name of any organism, and exactly where it was found |
| 3. Obstructions and inaccessible areas | Specific areas of the attic, interior, exterior, crawlspace or other that could not be inspected, with reasons | How much of the house is listed here, and why |
| 4. Notice of inspection and treatment | Whether evidence of previous treatment was seen, where the inspection notice was posted, and whether the company treated at the time of inspection | Signs of past treatment, and who to ask about the treatment history |
| 5. Comments and financial disclosure | Comments, plus a statement that the company and inspector have no financial interest in the property or the transaction | Any added notes that qualify the findings |
Live WDOs, evidence and damage
Section 2B separates three things:
- Live WDOs: organisms found alive at the time of inspection.
- Evidence: signs of WDOs without live insects. The form lists examples: "dead wood-destroying insects or insect parts, frass, shelter tubes, exit holes, or other evidence."
- Damage: visible damage caused by WDOs, with a description and location.
A report can show evidence and damage with no live activity, which usually points to an old infestation. Old does not mean resolved. That is where Section 4 and the treatment history come in.
Previous treatment
Section 4 asks whether the inspector saw visible evidence of previous treatment and, if so, what was observed. The form then adds an important note: the inspecting company "can give no assurances with regard to work done by other companies," and you should contact the company that did the treatment for its history and any warranty or service agreement.
Why "inaccessible areas" deserves your attention
Section 3 is the part of the report most buyers skim, and it is the part that limits everything else. The form says in capital letters that "NO INFORMATION on the status of wood-destroying organisms or damage from wood-destroying organisms in these areas is provided in this report."
On top of the specific areas listed, the form's general language already excludes areas "concealed by wall-coverings, floor coverings, furniture, equipment, stored articles, insulation," or anything that would require removing or damaging part of the structure. In a lived-in Florida home, that can mean a garage lined with shelving, an attic with deep blown insulation, built-in cabinetry against exterior walls, or a crawlspace that is too tight to enter.
A clean Box A with a long Section 3 is a narrower result than it looks. If important areas were blocked, ask your agent whether the seller can clear access while you still have time under your contract.
The termites Florida buyers hear about most
FDACS says on its termites page that Florida has four known types of termites: dampwood, drywood, subterranean and conehead. It calls subterranean termites the most destructive type and drywood termites the second most destructive. The conehead termite is an invasive species FDACS has been working to eradicate from a localized area around Dania Beach and Pompano Beach. FDACS also notes that homeowners insurance does not cover termite damage.
UF/IFAS researchers report in Termite Species Distribution in Florida that Florida has 20 established termite species, more than any other state in the mainland U.S., though not all are pests. Three groups are worth knowing by name:
- Native subterranean termites. Two of the three main native species are found statewide. Subterranean termites build mud shelter tubes to travel, which is why the WDO form lists shelter tubes among the kinds of evidence an inspector reports.
- Formosan subterranean termites. An invasive species found mainly in Florida's coastal cities and spreading. UF/IFAS says colonies "can reach populations of several millions and can cause rapid damage to structures." Its species profile says Formosan termites in Florida typically swarm between early April and late June, shortly after sunset, peaking in May.
- West Indian drywood termites. An invasive species that UF/IFAS describes as "exclusively associated with structures" because of its relatively low moisture needs. It has spread to many Florida cities because whole colonies can be carried along when infested wood is moved.
UF/IFAS stresses that termites should be identified to species before choosing a treatment.
What a "termite bond" is
"Termite bond" is the everyday name for what Florida law calls a wood-destroying organism preventive or control contract. It is a service contract between the owner and a pest control company, not a bond in the insurance sense.
Florida sets rules for how these contracts are written. Under section 482.227, each contract must state on the first page, in bold print, whether it is offered for repair and retreatment, for retreatment only, or with no warranty or guarantee. Any disclaimers, limitations or exclusions must also be flagged in bold on the first page, and a contract with limitations cannot call itself a "full" or "unlimited" guarantee.
For a buyer, the practical questions are: Is there an active contract? Which organisms does it cover? Is it repair and retreatment, or retreatment only? Can it be transferred to you, and at what cost? The standard purchase contract has a specific tie-in here. If the seller previously treated for the type of WDO found and there is no visible live infestation, the seller does not have to retreat as long as the seller transfers "a current full treatment warranty for the type of WDO found" at closing, at the seller's cost.
Does your lender require a WDO report?
It depends on the loan.
- VA loans. VA's local requirements page lists Florida among the states where wood-destroying insect information is required for the entire state. VA's Lenders Handbook, Chapter 12 says an inspection is not required on units in high-rise condominiums, and that side-by-side villa and townhome condos in required areas need one unless the association provides evidence of treatment.
- FHA loans. Under HUD Handbook 4000.1, the appraiser observes the foundation and perimeter for evidence of wood-destroying pests. If there is evidence or notification of infestation, including a prior treatment, the appraisal is made subject to an inspection by a qualified pest control specialist.
- Other loans. Conventional lenders set their own conditions. Ask your loan officer early.
Even with a cash purchase, your contract may give the report a role. Under the standard Florida Realtors/Florida Bar contract, the buyer must deliver the WDO report to the seller within the inspection period if it shows evidence of infestation or damage, and the seller's treatment and repair costs are capped by a WDO Repair Limit that defaults to 1.5% of the purchase price. The deadlines for that step are covered in our guide to the Florida inspection period. Lender and contract rules change, so confirm what applies to your loan with your lender and your agent.
The short version
- A Florida WDO report is the FDACS-13645 form, completed by a licensed pest control company. It covers termites, powder post beetles, old house borers and wood-decaying fungi, and it is not a structural damage report or a guarantee.
- Read Section 2 for live WDOs, evidence and damage, Section 4 for signs of previous treatment, and Section 3 for everything the inspector could not see.
- Subterranean termites are the most destructive type in Florida, followed by drywood termites. Formosan colonies can number in the millions.
- A "termite bond" is a treatment contract. Check whether it covers repair and retreatment or retreatment only, and whether it transfers.
- VA requires WDO information statewide in Florida; FHA requires an inspection when the appraiser sees evidence. At High Tide, the WDO inspection is $125, performed by Coastal Pest Services.
