Termites and WDO Reports in Palm Coast: What Buyers and Sellers Should Know

Almost every Palm Coast buyer asks me some version of the same question: "Will the inspection tell me if the house has termites?" The honest answer is that a home inspection and a termite inspection are two different things in Florida, done under two different licenses. Here's how they fit together, what the official termite report actually covers, and what I watch for while I'm in the house.

Termites are a year-round concern in Florida

Most people only think about termites in spring, when the swarms show up. According to the University of Florida's Institute of Food and Agricultural Sciences (UF/IFAS), Florida has about 20 termite species. The colonies are active all year, even though winged swarmers are easiest to spot from about March through June. UF/IFAS also notes that some subterranean species can have a second, smaller swarm in the fall. So if you're buying in October, termites still deserve a look.

UF/IFAS researchers also warn about two invasive species, the Formosan and Asian subterranean termites, which can build huge colonies and even infest live trees. UF/IFAS keeps a public termite distribution map, so you can see which species have been recorded near you.

The official termite report: FDACS Form 13645

In Florida, wood-destroying organism inspections are regulated as pest control work under Chapter 482 of the Florida Statutes. When one is done for a real estate transaction and a fee is charged or a written report is requested, the findings have to go on the Florida Department of Agriculture and Consumer Services (FDACS) Wood-Destroying Organisms Inspection Report, Form 13645. Realtors and lenders often just call it the WDO report.

Only a pest control company licensed in termite and other wood-destroying organism control can issue it. Under state law, the report has to cover:

• Any live wood-destroying organisms that were seen.

• Evidence of them, such as mud tubes, wings, droppings or exit holes.

• Any visible damage they caused.

• Any visible evidence of previous treatments.

• Any areas the inspector couldn't reach, and why.

The inspector also posts a notice of the inspection at the house, usually near the attic access. Two points matter most for buyers. The report is visual, so it covers what can be seen and reached. And state law says it isn't a guarantee that there are no termites or damage unless the report says so.

Where my home inspection fits

I'm a Florida-licensed home inspector, not a pest control company, so I don't issue Form 13645. That report comes from a licensed pest control company, and many buyers order it alongside the home inspection. My job is different. I look at the whole house, and termites are part of that. When I see something that looks like termite activity or damage, I write it up with photos and recommend a licensed pest control company evaluate it.

Here's what I watch for on a typical Palm Coast block or frame home:

• Mud tubes running up the foundation, block walls or garage slab edges.

• Small piles of shed wings near windowsills, doors or light fixtures.

• Tiny pellet-like droppings below baseboards, window frames or attic wood, which can point to drywood termites.

• Soft, blistered or hollow-sounding trim, door frames and fascia.

• Wood rot from long-term moisture, which attracts termites and causes damage of its own.

I also point out the conditions that invite termites. These include mulch or soil piled against the walls, stucco or siding that runs down into the soil, wood touching the ground, leaking gutters and downspouts, plumbing leaks, and AC condensate draining right next to the slab.

The free infrared scan that comes with every full inspection helps me find temperature differences on walls and ceilings that can point to hidden moisture. I follow up with a moisture meter. Termites need moisture, so damp areas are worth a closer look by a pest control professional.

Practical tips for buyers and sellers

• Buyers: schedule the WDO inspection early in your inspection period so there's time to get a treatment estimate.

• Ask the seller for any termite treatment contract and its history. Read the fine print. UF/IFAS notes that Florida allows companies to exclude Formosan and Asian subterranean termites from contract warranties.

• If the WDO report says an area was inaccessible, like a finished garage wall or a stuffed attic, ask what that means for your risk.

• Sellers: pull mulch back from the foundation and fix leaks before you list. Have past treatment paperwork ready.

• If you see swarmers inside, save a sample. UF/IFAS says flying ants and termites are often confused, and the species determines the treatment.

Schedule your inspection with Pointer

Pointer Home Inspections is owned by John Brea, a Florida-licensed home inspector (HI16531) and InterNACHI Certified Professional Inspector with more than 30 years in construction. Every full home inspection includes a free whole-house infrared scan, a free wind mitigation report and a free 4-point report, and your report arrives the next morning. We serve Palm Coast, Flagler Beach, Bunnell, Ormond Beach and the rest of Flagler and Volusia counties, in English or Spanish.

Call (386) 414-7500, email jbrea@pointerhomeinspections.com, or book on our Schedule Now page.