WDO vs. Termite Inspections in Florida: What Buyers and Agents Need to Know
In Florida, where heat, humidity, and wood-destroying pests are year-round threats, property inspections are about more than just checking boxes before closing. Two types of inspections are often misunderstood or used interchangeably: the WDO inspection and the termite inspection. For agents and homebuyers across the state, understanding the difference between the two—and knowing when each is needed—can help prevent costly surprises and keep transactions on track.
Max Home Inspections (MHI) offers both WDO and termite inspections across Florida. Each service plays a unique role in assessing property risks and maintaining compliance with real estate and insurance standards.
What Is a WDO Inspection?
A Wood-Destroying Organism (WDO) inspection is a broader, more comprehensive assessment than a termite inspection. It covers damage or evidence of infestation from a variety of pests and decay organisms, including:
- Subterranean and drywood termites
- Powderpost beetles
- Old house borers
- Wood-decaying fungi (mold, rot, mildew)
In Florida, a WDO inspection is often required for real estate transactions, particularly when the buyer is using VA or FHA financing. The inspection must be performed by a licensed pest control operator certified by the Florida Department of Agriculture and Consumer Services (FDACS).
WDO inspectors examine accessible areas such as attics, basements, garages, and crawlspaces. They’re looking for telltale signs like frass (termite droppings), exit holes, shelter tubes, decayed wood, and live or dead insects.
Agents and buyers typically receive a Form 13645, the standard “Florida Statewide WDO Inspection Report,” which notes active infestations, previous damage, treatments, and areas that couldn’t be inspected.
What’s the Difference with a Termite Inspection?
A termite inspection focuses solely on termite activity—typically subterranean or drywood termites. These pests are the most common cause of structural wood damage in Florida homes.
While termite inspections are often part of a WDO evaluation, standalone termite inspections are sometimes ordered during annual maintenance or when a homeowner suspects an issue. These inspections may not cover fungi or beetles and do not fulfill lender requirements unless done in conjunction with the WDO protocol.
For example, drywood termites can enter through attic vents or exposed eaves and silently hollow out rafters and wall studs. Subterranean termites typically access homes from below ground, building mud tubes along foundations or plumbing entry points.
Why Florida Homes Need Both Inspections
Florida’s tropical climate creates ideal conditions for wood-destroying organisms. Termites thrive in the state’s moist, sandy soils, while high humidity accelerates the growth of rot and mold. Add in hurricane-related moisture and older wooden structures, and the threat multiplies.
One real-life case in Miami involved a 1970s home that had passed a basic termite inspection during listing prep. However, the buyer requested a full WDO inspection through their VA loan. The WDO report revealed extensive fungal decay in the attic insulation and powderpost beetle activity in garage framing—issues that would have gone unnoticed and led to major repair costs after closing. The buyer negotiated a $12,000 seller credit and hired MHI to perform the repairs before moving in.
What’s Included in an MHI WDO Inspection?
At Max Home Inspections, our licensed WDO inspectors evaluate:
- Structural framing
- Siding and trim
- Baseboards and windowsills
- Attic sheathing
- Crawlspaces and floor joists
- Garage and exterior wood
We check for live infestations, signs of past treatment, damaged wood, and conditions that attract pests (like wood-to-ground contact or high moisture readings). Our reports include photos and treatment recommendations when applicable.
Unlike a standard termite inspection, our WDO evaluations also note fungus or mold-related decay—issues increasingly relevant to Florida insurance underwriters and building codes.
What Happens If Damage Is Found?
If MHI discovers an active infestation or damage, clients receive documentation detailing the scope of the issue and what treatment is recommended. We do not perform pest treatment ourselves, which ensures our reports are impartial and objective. Instead, we refer clients to certified pest management partners for:
- Termite bait systems or barrier treatments
- Wood-destroying fungus remediation
- Fumigation for drywood termites
- Structural repairs if damage is advanced
Agents and clients can then decide whether to request repairs from the seller, renegotiate, or walk away if the extent of the damage is too severe.
Are These Inspections Required in Florida?
For general resale transactions, termite and WDO inspections are not legally required—but they are strongly encouraged. However, if the buyer is using VA financing, the WDO inspection is mandatory, and the seller is typically required to pay for it. In FHA and conventional loans, the lender may still require it depending on the location, age, or condition of the home.
According to FDACS, over 600 licensed operators in the state offer WDO inspections. Still, not all companies provide a full inspection with documentation suited for real estate or insurance underwriting like Max Home Inspections does.
How Often Should Florida Homeowners Inspect?
Even if not buying or selling, Florida homeowners should schedule annual or biennial inspections. Subterranean termites, in particular, can cause major structural damage before showing visible signs. The average cost of termite-related repairs is between $600 and $7,500, according to HomeAdvisor.
Regular WDO inspections can catch fungus rot or beetle damage early—especially in older or moisture-prone homes near the coast.
For Agents: Why It Pays to Educate Clients
Educated buyers make better decisions—and agents who guide clients toward preventative inspections build trust. For out-of-state buyers, especially those unfamiliar with Florida’s pest environment, skipping WDO or termite inspections can backfire. Helping them understand the risks and requirements keeps deals clean and reputations strong.
Providing buyers with a pre-listing WDO report also helps sellers proactively address issues and avoid last-minute negotiations. At MHI, we’ve seen dozens of Florida deals nearly fall through due to unreported termite or fungal damage found at the eleventh hour.
What Sets MHI Apart?
Max Home Inspections delivers WDO and termite inspection services with the same speed and quality as our full home inspections. Reports are returned within 24 hours and meet all Florida state and lender requirements.
- State-licensed WDO inspectors
- Integrated reporting for real estate, insurance, and homeowners
- Clear recommendations for next steps
- Optional bundled pricing with home inspections
Our team is deeply familiar with Florida’s pest risks—whether you’re in a 1920s bungalow in St. Petersburg or a brand-new construction in Sarasota.
