WDI Inspections for Home Sales: Visible Evidence, Reported Plainly

What a WDI inspection is for

Before closing, lenders, buyers and agents want to know whether the house shows visible evidence of wood-destroying insects on the day of the inspection. A WDI inspection records that on a standard form. It is narrower than a general home inspection and different from a termite inspection done because a homeowner saw swarmers. The inspector looks, probes, records what is visible and makes a recommendation. Treatment is a separate job.

The standard form for these reports is the NPMA-33, published by the National Pest Management Association. NPMA's guidelines say the form must be used for any HUD or VA backed property transaction and is typically used for conventional transactions too. If a state requires its own form and excludes others, the state form is used instead.

What the inspection covers

The NPMA-33 describes a visual inspection of the readily accessible areas of the structures listed on the report, including attics and crawlspaces that permit entry. The inspector probes and sounds unobstructed wood to check for evidence. For the form, wood-destroying insects means termites, carpenter ants, carpenter bees and reinfesting wood-boring beetles such as powderpost beetles.

Evidence gets recorded by type and location:

• Live insects, with a description and where they were found.
• Dead insects and insect parts, including shed termite wings.
• Frass, the powder or pellets left by boring insects, and coarse shavings pushed out by carpenter ants.
• Shelter tubes, the mud tubes subterranean termites build up foundation walls.
• Exit holes and staining, such as powderpost beetle holes or carpenter bee stains below a hole.
• Visible damage from wood-destroying insects, with its location.

What it does not cover

Buyers are sometimes surprised by the limits, so it is worth reading page 2 of the form before the inspection. The NPMA-33 says the report reflects the structure on the date of inspection. It does not speak to concealed infestations, damage in areas that could not be seen, or insects that arrive later.

Inspectors do not break into walls, remove moldings, pull up floor coverings, move insulation, furniture, appliances or stored belongings. Areas blocked on inspection day are listed in Section IV. The form notes that a crawlspace may be counted as inaccessible when there are less than 24 inches of clearance below the floor joists or when the opening is too small to enter.

A WDI report is also not a structural report. If the inspector checks the box for visible evidence, the form itself says some degree of damage, including hidden damage, may be present, and it recommends a qualified structural professional to evaluate it. Mold, mildew and wood rot from fungi are outside the scope.

How to read the NPMA-33 report

The form has five sections. Section I is the company, property and date. Section II holds the findings: box A for no visible evidence observed, or box B with live insects, other evidence and visible damage described by location. Section III gives recommendations. Section IV lists obstructed or inaccessible areas, and Section V holds comments and attachments.

Section III follows NPMA's guidance. For subterranean termites, the form says treatment or corrective action should be recommended when live termites are found, and also when evidence is found with no documented previous treatment, even if no live termites are seen. Where a documented treatment was done before, treatment may or may not be recommended.

Section IV matters more than people think. A basement lined with boxes or a finished ceiling can hide the exact spots where termites work, so the obstructions list tells you what the report could not see. The form also states it is invalid for securing a mortgage or settling a transfer if not used within 90 days of the inspection date.

Pennsylvania seller disclosure and WDI history

Pennsylvania's seller disclosure law sets out what the seller property disclosure statement must ask about. Under 68 Pa.C.S. § 7304, one of the required subjects is "Termites/wood destroying insects, dry rot and pests." That disclosure covers what the seller knows. It is separate from an inspection, which reports what an inspector can see on one day.

The NPMA-33 ties the two together. Page 1 has a signature line where the seller, or the owner in a refinance, discloses what they know about past wood-destroying insect infestation, damage, repair and treatment. If you are selling and have paperwork from an earlier treatment, have it ready. For questions about your obligations under the disclosure law, talk to your agent or a real estate attorney.

Who orders a WDI inspection

Any party to the sale can call us, and in practice the request comes from a few places.

• Buyers, usually during the inspection period in the agreement of sale, alongside the general home inspection.
• Lenders, who commonly request a wood-destroying insect report, and HUD and VA loans call for the NPMA-33.
• Buyer's and listing agents, who often schedule the visit and arrange access to the house.
• Sellers, who sometimes order one before listing so there are no surprises later.
• Homeowners refinancing, when the new lender asks for a current report.

How to get the house ready

The more we can see, the shorter the obstructions list. A few things help most, whether you are the seller or the agent arranging access:

• Pull stored boxes and shelving a couple of feet away from basement and garage foundation walls.
• Clear the attic hatch and the crawlspace entry so they can be opened.
• Move firewood and debris away from the outside foundation where you can.
• Unlock detached garages, sheds or outbuildings if they are part of the report.
• Leave records of any past termite treatment where they can be found.

If the inspection finds evidence

Our role on a WDI is to report what is visible, accurately. We do not shade findings in either direction, and the report does not depend on who ordered it or what happens with the sale. If we find evidence, we explain what it is, where it is, and what Section III recommends, so the buyer, seller and agents can decide what to do.

Treatment is a separate job under a separate agreement. If termites are active, our page on termite inspection and treatment in Chester County explains how we find the routes and conditions and what the treatment options look like. Carpenter ant evidence is covered on our carpenter ant page.

Scheduling a WDI inspection

C.R. Davis III & Sons is licensed with the Pennsylvania Department of Agriculture in the Wood Destroying Pests category and is insured. See our licensing and insurance details. We are a family owned Pennsylvania corporation since 2003, based in Phoenixville and serving Norristown, Pottstown, West Chester, PA and Media, PA, plus the towns in between.

Closing dates do not move much, so call (610) 935-9130 early to schedule and confirm timing, or send the property address through our contact page.