Florida ranks among the most termite-active states in the country. Here's what the WDO inspection covers, what it costs, and how to use it as a negotiating tool before you close.
Florida's warm, humid climate is ideal for termites year-round. Unlike northern states where cold winters suppress colonies, Florida has active termite pressure 12 months per year. Three species dominate:
| Species | Habitat | Damage Style | Treatment |
|---|---|---|---|
| Eastern Subterranean | Soil → wood via mud tubes | Hollows structural members, follows grain | Liquid barrier or bait (Sentricon) |
| Formosan Subterranean | Soil + above-ground nests | Aggressive — largest colonies, fastest damage | Liquid barrier + bait; harder to eliminate |
| Drywood | Inside wood (no soil needed) | Frass (sawdust pellets), gallery chambers | Spot treatment or whole-structure tent fumigation |
WDO stands for Wood Destroying Organism. A Florida WDO inspection is a licensed pest control inspector's visual examination of a structure for evidence of wood-destroying organisms — including termites (all species), wood-boring beetles, and wood-decaying fungi.
F.S. Chapter 482 (Pest Control) governs all WDO inspections in Florida. Inspectors must be licensed by the Florida Department of Agriculture and Consumer Services (FDACS). The official report form is DACS-13645, which records:
| Covered by WDO | NOT Covered by WDO |
|---|---|
| Subterranean termites (all species) | Ants, cockroaches, rodents |
| Drywood termites | Mold (separate assessment) |
| Wood-boring beetles (powder post, old house borer) | Structural damage extent (engineer needed) |
| Wood-decaying fungi (dry rot) | Areas blocked by furniture/storage |
| Mud tubes, frass, exit holes | Areas behind walls without access panels |
| Item | Typical Cost | Who Pays |
|---|---|---|
| Initial WDO inspection | $75–$150 | Buyer (convention); seller for VA loans |
| Re-inspection after treatment | $50–$100 | Negotiated |
| Subterranean treatment (liquid) | $500–$1,200 | Negotiated — often seller pays |
| Sentricon bait system installation | $800–$1,500 + annual renewal | Negotiated |
| Drywood spot treatment | $200–$800 per area | Negotiated |
| Tent fumigation (drywood, whole structure) | $1,200–$3,500 | Negotiated — often seller pays |
| Structural wood repair (framing, sill plate) | $1,000–$30,000+ | Negotiated — major leverage point |
Worst outcome. Active termites or beetles present. Treatment required before or at closing. This is a strong negotiating point — demand seller treat and re-inspect before close, or take a cash credit at minimum 1.5× the treatment estimate.
Common finding. Prior damage exists but no active infestation. Assess the repair scope. Old subterranean damage to floor joists or sill plates can be extensive. Request structural engineer if damage is near load-bearing elements.
Moisture problem. Fungi indicate chronic moisture intrusion — often from plumbing leaks, poor grading, or inadequate ventilation. Treat the source, not just the symptom. See our FL Mold guide for overlap with mold risk.
Best outcome. Still consider enrolling the home in a termite bond (annual monitoring + treatment warranty). Annual cost: $150–$350. Far cheaper than discovering an infestation post-closing.
A termite bond is a service contract with a licensed pest control company that covers annual inspections and treatment if termites are found. Some bonds also cover repair costs (retreatment + repair bonds are more valuable).
| Bond Type | Coverage | Annual Cost | Value? |
|---|---|---|---|
| Retreatment only | Company retreats if termites found; you pay repair costs | $150–$250 | Moderate |
| Retreatment + repair | Company treats AND repairs termite damage | $250–$500 | High — get this one |
| Existing bond (transferable) | Seller's bond transfers to buyer at closing | $0–$150 transfer fee | High — verify it's current |
Sellers often have a preferred company that quotes low. Get your own independent estimate from a FDACS-licensed operator. Compare both before requesting a credit or repair.
For live infestations, treatment prior to closing is safer than a credit — you know the work was done, and you can re-inspect to confirm before you take possession.
Treatment cost doesn't include structural repairs. If there's wood damage, get a contractor estimate for repair — that number may be 5–10× the treatment cost.
Extensive previous infestation near sill plates, floor joists, or roof trusses warrants a licensed structural engineer (not just the pest inspector) to assess repair scope and cost.
21 printable pages covering inspections, closing costs, offer strategy, and FL-specific pitfalls — including a full inspection checklist section. Backed by FL real estate license.
Yes — if you're within the inspection period on the FR/Bar AS IS contract, you can cancel for any reason and receive your deposit back. If the inspection period has passed, you may still negotiate but cannot cancel without forfeiting your deposit unless specifically written into the contract. See our AS IS Contract guide.
Yes. Florida Building Code (FBC Chapter 15) requires termite protection for new construction. Builders typically use soil chemical pre-treatment (liquid termiticide applied before slab pour) or physical barriers (Termimesh, Exterra). Ask the builder for the certificate and confirm which treatment method was used — soil treatments have a finite lifespan.
Formosan swarms typically occur April through July, peaking in May and June around dusk — often triggered by warm, humid evenings after rain. Eastern subterranean termites swarm earlier (January–May) during daylight hours. Drywood termites swarm August through November. Year-round vigilance is warranted in FL.
FDACS rules require the WDO report to be issued within 30 days of the inspection date. Lenders generally require the report to be current at closing. If your closing delays past 30 days, you may need a re-inspection — typically $50–$75 if the same company returns.