The WDO Inspector Is Coming. What Should a Seller Expect?
A WDO inspection may happen before, after or around the same time as the buyer's general home inspection.
WDO stands for wood-destroying organisms.
This is a specialized inspection. Your job is to provide reasonable access, make a safe plan for pets and wait for the actual findings before deciding what anything means.
At This Milestone
What is happening
A qualified WDO inspector is examining accessible areas for visible evidence of wood-destroying organisms and visible damage.
What you need to do
Make relevant areas reasonably accessible, gather existing termite or treatment records if you have them and make a safe plan for pets.
What I am doing
Tracking the contract deadlines and helping you separate what the WDO report says from what the buyer requests and what the contract actually requires.
What Should You Do Before the WDO Inspector Arrives?
Focus on access, not last-minute treatment or repairs.
Make attic or crawlspace openings accessible when applicable. Move enough stored material for the inspector to reasonably examine accessible areas of the home, garage and exterior.
If you already have prior termite-treatment records, WDO reports, warranties or wood-repair invoices, have them available.
What Is a Wood-Destroying Organism?
The official WDO inspection report identifies organisms that can damage and reinfest seasoned wood in a structure.
Termites
The inspector may identify live termites, evidence of termite activity or visible termite damage.
Powder Post Beetles
Certain wood-boring beetles can leave evidence such as exit holes, insect parts or frass.
Old House Borers
These are another wood-destroying organism included in the regulated WDO inspection process.
Wood-Decaying Fungi
Wood-decaying fungi can damage wood and are included within the WDO inspection definition.
A WDO inspection is not a structural inspection.
The WDO inspector may report visible damage. Determining whether a damaged building component remains structurally sound can require a different qualified professional.
Home Inspection and WDO Inspection Answer Different Questions
General Home Inspection
Looks broadly at accessible systems and components such as electrical, plumbing, HVAC, roof, appliances and other property conditions.
The inspector may notice suspicious wood damage or moisture, but that does not make the general inspection the regulated WDO report.
WDO Inspection
Focuses specifically on wood-destroying organisms, visible evidence and visible damage in accessible areas.
For qualifying real estate transaction inspections, the findings are documented through the state-prescribed WDO inspection process.
Make the Property Reasonably Accessible
Areas to Think About
- Attic access.
- Crawlspace access when applicable.
- Garage walls and stored areas.
- Exterior walls and trim.
- Areas around visible plumbing or moisture.
- Detached structures included in the inspection.
- Areas where prior treatment or repair occurred.
Records You May Already Have
- Previous WDO reports.
- Termite-treatment records.
- Termite bond or warranty information.
- Wood-repair invoices.
- Moisture-repair documentation.
- Relevant permits.
- Invoices from previous related work.
What If the Inspector Cannot See an Area?
The official WDO report specifically identifies areas that were obstructed or inaccessible.
That can include areas concealed by stored belongings, insulation, furniture, coverings or other obstructions.
No inspection means no conclusion about that area.
If an important area can reasonably be made accessible without damaging the property, doing that before the appointment can reduce unanswered questions.
Take Pets With You When Practical
The inspector may move through the house, garage, attic or crawlspace access area and around the exterior of the property.
Doors and gates may need to be opened.
The safest plan is for pets to be off the property when practical.
We do not want an unfamiliar inspector frightening a pet or accidentally allowing a dog or cat to escape.
Should the Seller Stay Home During the WDO Inspection?
Usually there is no reason to follow the inspector through the property.
When practical, give the inspector room to perform the inspection.
You do not need to explain every old repair, stain or piece of wood while the inspection is happening.
What Can the WDO Report Say?
No Visible Signs
The report may state that no visible signs of live WDOs, evidence or damage were observed in accessible areas.
Visible Evidence
The report may identify live organisms or visible evidence such as insect parts, frass, shelter tubes, exit holes or other evidence.
Visible Damage
The report may identify visible damage caused by a wood-destroying organism and note its location.
A report with no visible findings is not a guarantee that nothing is hidden.
The official report is based on what was visible and readily accessible at the time of inspection.
Do Not Jump From “WDO” Straight to a Repair Number
First determine what the problem actually is.
- Identify the finding. Is it live activity, evidence, visible damage, wood-decaying fungi or an inaccessible area?
- Determine whether moisture is involved. If wood is decaying, find out whether a roof leak, plumbing leak, drainage problem or another moisture source is contributing.
- Use the right professional. Pest treatment, carpentry, roofing, plumbing and structural evaluation are different jobs.
- Get real cost information. Do not negotiate from an unsupported guess.
- Read the contract. The WDO report by itself does not tell us what the seller is required to repair or pay.
- Document completed work. Keep treatment reports, invoices, warranties, permits and repair records when applicable.
Report, Buyer Request and Contract Obligation Are Three Different Things
WDO Report
What did the inspector observe?
Buyer Request
What is the buyer asking the seller to treat, repair, replace or pay for?
Contract Obligation
What does the signed contract actually require?
A buyer asking for something does not automatically make it a seller obligation.
We read the contract before making that conclusion.
What I Pay More Attention to Before a WDO Inspection
The property itself matters more than a generic checklist.
Visible Wood Rot
Damaged trim, siding, fascia or other wood deserves a closer look at both the damage and the moisture source.
Previous Termite Treatment
Prior treatment does not automatically mean there is a current problem, but existing records can help explain the history.
Leak or Moisture History
Repeated moisture can contribute to damaged wood and wood-decaying fungi.
Wood Near Soil
Wood-to-soil contact or other areas that are difficult to inspect can deserve additional attention.
Heavy Vegetation
Vegetation against the structure can limit visibility and make exterior areas harder to inspect.
Difficult Access
Attic, crawlspace or stored areas that cannot be inspected can leave unanswered questions on the report.
I Would Rather Find a WDO Problem Before the Buyer Finds It
This page is part of the under-contract seller milestones, but there are times when I recommend getting the WDO inspection earlier.
If the property has visible wood rot, unexplained moisture, previous termite activity, suspicious damage or another reason to think a WDO issue may surface, finding out before listing can give the seller more control over the timing.
Before Listing
- You control the timing.
- You can obtain estimates without a buyer deadline.
- You can investigate the moisture source.
- You can choose qualified contractors.
- You can document completed work.
After You Are Under Contract
- Contract deadlines may already be running.
- The buyer has the report too.
- The buyer may make a request.
- Additional evaluations may take time.
- The contract determines the parties' rights.
Finding a problem early does not erase disclosure questions.
It gives us more time to understand the issue, deal with the facts and document what was done.
Who Attends the WDO Inspection?
That depends on the listing option you selected.
1% Listing Option and Simple Fee
In-person WDO inspection attendance is not included by default.
I still track the contract, review the report as it affects the transaction and help you work through any buyer request or negotiation.
2% Listing Option
In-person WDO inspection attendance is included as part of the additional hands-on property and transaction management.
The inspector's findings do not change because your agent is standing there.
The difference between the service options is how much in-person coordination you want me to handle.
Next Seller Milestone: The Buyer Sends a Repair Request
Once the buyer has the home-inspection and WDO information, the next question becomes much narrower.
What is the buyer actually asking you to do?
That is when we separate the buyer's request from the contract obligation and put the choices into dollars.
You Are Here: WDO Inspection
Selling becomes easier to understand when you know what is happening now, what you need to do and what comes next.
WDO Inspection
Previous Milestone: Home Inspection
Make the property accessible, protect pets and understand the difference between an inspection finding and a seller obligation.
Home Inspection →Next Milestone: Repair Request
Separate what the buyer requests from what the contract requires and determine what the proposed solution actually costs.
Repair Request →Questions Sellers Ask About WDO Inspections
Is a WDO inspection the same as a home inspection?
No. The general home inspection looks broadly at accessible systems and components. The WDO inspection focuses specifically on wood-destroying organisms, visible evidence and visible damage.
What does WDO stand for?
WDO means wood-destroying organism. The official inspection form identifies termites, powder post beetles, old house borers and wood-decaying fungi.
Does a report with no visible findings guarantee there are no termites?
No. The report is based on what was visible and readily accessible at the time of inspection. It does not guarantee that no WDOs, hidden evidence or hidden damage exist unless a specific guarantee is provided.
What happens if an area cannot be inspected?
The report identifies obstructed or inaccessible areas. The report does not provide a conclusion about WDOs or WDO damage in an area that could not be inspected.
Does the seller have to repair everything on the WDO report?
Do not assume that. The report identifies findings. The signed contract and any later written agreements determine the parties' obligations.
What if wood damage is found?
Determine the cause, whether WDO activity is involved, whether treatment is needed, what wood needs repair and whether another qualified professional should evaluate the damaged area.
Should I get a WDO inspection before listing?
I often recommend getting one earlier when there is visible wood rot, unexplained moisture, previous termite activity or another reason to believe a WDO issue may surface. Earlier information gives the seller more time to investigate the problem and get real estimates.
Go Deeper Where You Need To
Home Inspection
Prepare for the buyer's general inspection and understand what the inspection report does and does not mean.
Home Inspection Checklist →After the Inspection
Understand what can happen after the buyer receives the inspection information.
What Happens After Inspection? →Repair Request
Learn the difference between a buyer request and a seller's contractual obligation.
Repair Request vs. Obligation →Let the WDO Report Give Us Facts Before We Make Decisions
What did the inspector actually find?
What does it actually cost to address?
What is the buyer asking for?
And what does the contract actually require?
Sources and Important Notes
The official Wood-Destroying Organisms Inspection Report is FDACS Form 13645. The report addresses visible WDO findings and visible damage in accessible areas and identifies areas that were obstructed or inaccessible.
The official form states that the report is based on what was visible and readily accessible at the time of inspection. It does not constitute a guarantee that WDOs, damage or other evidence are absent unless a specific guarantee is stated.
The official form also states that it is not a structural-damage report. Further evaluation by an appropriately qualified building professional may be needed when structural soundness is a concern.
Official references: Florida Administrative Code Rule 5E-14.142 and FDACS Form 13645 .
This page provides general real estate information. It is not legal, pest-control, structural, engineering or contracting advice. The inspection report, executed purchase contract, completed blanks, notices, deadlines, addenda and later written agreements control a specific transaction.
Jim Whatley, Broker/Owner • Uber Realty LLC • 850-499-2940 • jim@uberrealty.com
Florida Broker License BK3174026 • Florida Brokerage License CQ1038333 • Equal Housing Opportunity