A wood-destroying insect (WDI) inspection is a visual check of a home for termites, carpenter ants and other wood-boring insects, and it is commonly requested by lenders and buyers before closing. Scheduling it early and prepping access makes the whole sale go smoother.
What a WDI report is
A WDI inspection looks for evidence of termites, carpenter ants, carpenter bees, wood-boring beetles and the damage they leave behind. The inspector checks accessible areas and writes up what was found, what was not, and which areas could not be reached.
In Delaware, a WDI report is commonly requested by lenders and buyers as part of a home sale. Ask your agent or lender what your particular transaction calls for.
The report is usually a short form. It states whether visible evidence of wood-destroying insects was found, whether there is visible damage, and whether any areas were inaccessible. Keep a copy for your records after closing.
What the inspector looks for
The inspector is looking for signs of insects, not just the insects themselves. Many of the clues are subtle, which is why a trained eye matters.
Inspectors often use a flashlight and a probing tool, and they may tap on wood to listen for hollow spots. Expect them to spend time in the basement, crawl space, attic and garage, so allow plenty of time for the visit.
- Mud tubes on foundation walls, piers or crawl-space framing
- Discarded wings near windows and doors
- Frass, which looks like tiny wood pellets or sawdust, from carpenter ants or beetles
- Soft, hollow-sounding or blistered wood
- Moisture problems that make wood attractive to insects
When to schedule it
Book the inspection soon after your offer is accepted. A clean report is usually good for a limited window, so don’t schedule it months ahead of closing.
If you are the seller, some people choose to inspect before listing so there are no surprises. Either way, ask the inspector how long the report will be accepted by your lender.
Ask your agent or lender about any deadlines in your contract. If the report turns up something, you will want time to get quotes and negotiate before closing.
What happens if termites are found
The report will note any activity and damage. It is not a verdict on the sale. It simply gives buyer and seller the facts to work from.
From there, the parties commonly negotiate treatment and any needed repairs. Treatment is often arranged before closing, and the terms are usually worked out through the agents and the sales contract.
Active termites and past damage are different things. Old damage may have been treated years ago, while active insects need attention now. A good report tries to make that distinction clear, and you can ask the inspector to walk you through it.
If you are the buyer, ask for the treatment records and any warranty paperwork. Also ask whether the company will re-inspect after treatment.
Why a transferable warranty helps
If a home has been treated, a treatment warranty that can transfer to the new owner is a real selling point. It tells a buyer that the property has had attention and that there is a plan for ongoing protection.
Ask the company about the warranty terms in writing, including what is covered, whether it renews, and what it takes to transfer it.
Ask what the warranty includes. Some cover re-treatment only, while others also cover repair of new damage, so the details matter. Get the terms in writing.
Tips for sellers
Make it easy for the inspector to see everything. Areas that cannot be reached are often noted as such in the report, and that can raise questions you would rather avoid.
Sellers also do well to fix obvious moisture problems first. Wood that stays damp attracts insects and tends to get flagged on reports.
- Clear access to the basement or crawl space, garage walls and attic
- Pull mulch, wood piles and stored items away from the foundation
- Fix leaking gutters, downspouts and faucets that keep soil or wood damp
- Unlock gates, sheds and crawl-space hatches before the visit
Tips for buyers
Be there for the inspection if you can. Seeing evidence in person helps you understand what the report means.
Ask questions: Is the activity old or active? What areas were not accessible? What would the company recommend for prevention after you move in?
If the home has had termite treatment before, ask the seller for paperwork. Records of past treatment and warranties give you a useful history of the property.
Who to call
Mosquito & Pest Authority handles termite and WDI inspections across New Castle, Kent and Sussex counties, along with treatment and prevention if something turns up. If your closing is coming up, call early so you have time to schedule the visit and, if needed, sort out next steps. Reach them at 302-242-5254.
Mosquito & Pest Authority can also answer general questions about prevention after the sale, such as moisture control and keeping wood away from soil.
Common questions
Does a WDI report mean my house is free of termites?
Not exactly. It reports what the inspector could see in accessible areas on the day of the visit. Hidden activity behind walls or in blocked areas can be missed, which is why access matters.
Who pays for treatment if termites are found?
That is usually negotiated between buyer and seller as part of the sale. Your real estate agent or attorney can tell you how it typically works for your contract.
Can I do a WDI inspection myself?
You can look for obvious signs like mud tubes or damaged wood, but lenders and buyers generally want a report from a qualified inspector. A professional also knows where termites hide.