The WDO Report Your Lender Is Asking For — Ready Before Your Closing Date

If you're buying or selling a home in Tampa Bay, a Wood Destroying Organism inspection isn't optional — it's the document that keeps your transaction moving. At BBC Pest Services, we're licensed to perform WDO inspections and issue the official FDACS-13645 and NPMA-33 reports accepted by Florida lenders, title companies, and real estate attorneys throughout Hillsborough and Pinellas counties. And because our founder James spent 25 years in the home inspection industry before launching BBC, he's been on both sides of the closing table more times than most pest control companies have seen in a lifetime.

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What a WDO Inspection Covers — and Why It's Not the Same as a Home Inspection

A general home inspection evaluates the structure, systems, and condition of a property. A WDO inspection is a separate, legally distinct evaluation focused exclusively on evidence of wood-destroying organisms: subterranean termites, drywood termites, wood-destroying beetles, and wood-decay fungi. In Florida, only a licensed pest control operator can perform a WDO inspection and issue the official report — your home inspector cannot provide this document, no matter how thorough their inspection is.

 

This is one of the most common points of confusion for first-time buyers, and it's one BBC is uniquely positioned to clear up. James has operated in both disciplines professionally, which means you'll get a straight answer about what each report covers, what it doesn't, and what happens next if something is found.

 

What a WDO inspection evaluates:

 

  • Active termite infestations (subterranean and drywood)
  • Previous termite damage and evidence of prior treatment
  • Wood-destroying beetle activity
  • Wood-decay fungi (including conditions that promote its growth)
  • Conducive conditions — moisture, wood-to-soil contact, and structural vulnerabilities that make a property attractive to WDOs

VA Loans, FHA Loans, and Conventional Mortgages — What Each Requires

Loan type determines whether a WDO inspection is mandatory, and knowing the difference can save you from a last-minute scramble before closing.

 

  • VA loans: A WDO inspection is required in Florida for all VA-financed purchases. The report must be completed by a licensed pest control operator and submitted to the lender before closing. There are no exceptions.
  • FHA loans: FHA guidelines require a WDO inspection when the appraiser notes visible evidence of active infestation or damage. In practice, lenders in Florida often require one regardless — confirm with your loan officer early.
  • Conventional loans: Not federally mandated, but many conventional lenders and purchase contracts in Florida require a WDO inspection as a condition of closing. Real estate attorneys and title companies routinely request the NPMA-33 report as part of the transaction file.

 

If your lender, agent, or attorney has asked for a WDO report and you're not sure which form they need — the FDACS-13645 or the NPMA-33 — call us. We issue both and can confirm which format your transaction requires.

A Report That Holds Up at the Closing Table

The FDACS-13645 is the Florida Department of Agriculture and Consumer Services-required form for all WDO inspections conducted in the state. The NPMA-33 is the National Pest Management Association's standardized report form, widely recognized by lenders and title companies across the country. BBC Pest Services issues both.

 

What that means for your transaction:

 

  • Reports are issued on the correct state and national forms — no back-and-forth with your lender over format
  • Inspections are performed by a licensed Florida pest control operator, meeting the legal requirement for VA, FHA, and lender-required reports
  • Turnaround is fast — we understand closing timelines and schedule accordingly
  • If active WDOs or damage are found, you'll get a clear explanation of what was identified, what treatment options exist, and what a re-inspection looks like after treatment

 

We serve buyers, sellers, real estate agents, and investors across Tampa Bay, including Hyde Park, South Tampa, Davis Islands, Bayshore, Carrollwood, Westchase, and extended areas including Apollo Beach, Riverview, Lithia, Clearwater, St. Petersburg, Largo, Belleair, and Brooksville.

Common Questions About WDO Inspections in Florida

  • Do I need a WDO inspection when buying a home in Florida?
    It depends on your loan type and contract terms, but in most Florida transactions the answer is yes. VA loans require one without exception. FHA lenders frequently require one. Many conventional purchase contracts and title companies request the NPMA-33 report as a standard part of closing. If your agent or lender hasn't mentioned it yet, ask — it's better to schedule early than to scramble in the final week before closing.
  • What is the NPMA-33 report and why does my lender want it?
    The NPMA-33 is the National Pest Management Association's standardized Wood Destroying Organism inspection report. It documents findings related to termites, wood-destroying beetles, and wood-decay fungi in a format recognized by lenders, title companies, and real estate attorneys nationwide. Florida also requires the FDACS-13645 form for all WDO inspections conducted in the state — BBC Pest Services issues both.
  • What's the difference between a home inspection and a WDO inspection?
    A home inspection evaluates the overall condition of the property — structure, systems, roof, plumbing, electrical. A WDO inspection is a separate evaluation focused exclusively on wood-destroying organisms: termites, wood-destroying beetles, and wood-decay fungi. In Florida, only a licensed pest control operator can legally perform a WDO inspection and issue the required report. Your home inspector cannot provide this document.
  • How long does a WDO inspection take, and how quickly can I get the report?
    Most WDO inspections take 45 minutes to an hour depending on the size and accessibility of the property. We understand that real estate transactions run on tight timelines, and we schedule with your closing date in mind. Report turnaround is fast — contact us with your timeline and we'll make it work.
  • What happens if the WDO inspection finds something?
    Finding evidence of WDOs doesn't automatically derail a transaction — it's actually why the inspection exists. If active infestation, prior damage, or conducive conditions are identified, we'll walk you through exactly what was found, what treatment is recommended, and what a clearance re-inspection looks like after treatment is complete. Many transactions proceed successfully after treatment. The report gives everyone at the table the information they need to move forward.
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25 Years at the Intersection of Home Inspections and Pest Control

Most pest control companies learned about WDO inspections from the pest side. James learned them from both. With 25 years in the home inspection industry — and 1,200 to 1,400 inspections conducted annually through his home inspection business — he has processed more pre-sale property evaluations than most pest control operators encounter in an entire career. That background shapes how BBC approaches every WDO inspection: with the thoroughness of someone who knows exactly what real estate professionals, lenders, and buyers need from this report, and the precision of someone who has spent decades identifying what hides inside the walls, under the floors, and along the foundation.

 

If you're a real estate agent, title company, or lender looking for a reliable WDO inspector to refer clients to in Tampa Bay, we'd welcome the conversation. And if you're a buyer or seller who just needs the report done right and on time, we're ready to schedule.