If you are buying a house in Florida, a wood-destroying organism report usually arrives a few days before closing, often as a two-page PDF forwarded by a lender or an agent. Most people look for one thing, a checked box near the top, and stop reading. That is the part of the report that tells you the least.
The document is a standard state form, FDACS-13645, the Wood-Destroying Organisms Inspection Report, issued under Rule 5E-14.142 of the Florida Administrative Code (Florida Administrative Code, Rule 5E-14.142). Because every licensed company in the state fills in the same form, you can learn to read it once and use that skill on any report you receive. The wording quoted below comes from the published form; check the revision date printed in the corner of your copy, since the department updates its forms from time to time.
What the report is, and what it is not
The form says plainly what it covers. It is made “on the basis of what was visible and readily accessible at the time of inspection”. It does not cover areas that are enclosed or inaccessible, or areas concealed by wall coverings, floor coverings, furniture, stored items or insulation, or anything that would require removing or defacing part of the structure.
Two more limits are printed on the form itself. It is “NOT a structural damage report”, and it recommends further investigation by qualified experts of the building trade to determine the structural soundness of the property. It also states that the property was not inspected for any fungi other than wood-decaying fungi, and that no opinion is given on health or indoor air quality.
The organisms in scope are defined on the form: a wood-destroying organism is an arthropod or plant life that damages and can reinfest seasoned wood in a structure, namely termites, powder post beetles, old house borers and wood-decaying fungi.
Section 1: who inspected, and how to check them
The first section records the inspection company, its business license number, the date, the property and structures inspected, and the inspector’s name and identification card number. Those two numbers are worth a minute of your time. FDACS regulates and licenses the pest control industry under Chapter 482, Florida Statutes, and its Pest Control section is where the department points consumers who want to confirm that a company is licensed.
Look also at the line listing which structures were inspected. A detached garage, shed or pool house that is not named there was not covered by the report.
Section 2: the findings
The form labels this section “Consumers should read this section carefully”. The inspector checks one of two options.
- A. No visible signs of WDO(s) (live, evidence or damage) observed.
- B. Visible evidence of WDO(s) was observed, followed by three separate lines.
Under option B, each of the three lines answers a different question, and they are easy to confuse.
Live WDO(s)
Active organisms were seen. The inspector writes the common name of the organism and where it was found. This is the line that most directly calls for a treatment decision.
Evidence of WDO(s)
The form lists what counts: dead wood-destroying insects or insect parts, frass, shelter tubes, exit holes, or other evidence. Evidence tells you an organism was there at some point. On its own it does not tell you whether the activity is current or historical, which is why the next sections of the report matter so much.
Damage caused by WDO(s)
Visible damage was noted, with a description and location. Remember the form’s own limit here: the inspector is recording what can be seen, not measuring how far the damage extends inside the framing. If this line is filled in, the form’s recommendation to involve a building-trade expert applies directly to you.
Read the three lines together. Evidence with no live organisms raises a question about treatment history. Damage with no live organisms raises a question about repairs. Live organisms raise both.
Section 3: what the inspector could not see
This is the section most buyers skip, and it can change the meaning of everything above it. The form states that “NO INFORMATION on the status of wood-destroying organisms or damage from wood-destroying organisms in these areas is provided in this report.”
The inspector lists specific areas under attic, interior, exterior, crawlspace and other, with a reason for each. A report with “no visible signs” in Section 2 and a long list in Section 3 is a much narrower result than it first appears. A finished attic with no access, a garage packed to the ceiling, or a wall lined with built-ins can all hide the places where termites usually show up.
If something listed here could be made accessible, such as boxes that could be moved or a hatch that could be opened, it is reasonable to ask whether a follow-up visit can cover it before closing.
Section 4: previous treatment and the notice
The inspector records whether there was evidence of previous treatment and what was observed. The form adds an important note: the inspecting company can give no assurances about work done by other companies, and the company that performed the treatment should be contacted for its treatment history and any warranty or service agreement that may be in place.
In practice that means asking the seller which company treated the house, when, for which organism, and whether any agreement transfers to a new owner. The same section records where a Notice of Inspection was affixed to the structure and where it is located, and whether the inspecting company treated the structure at the time of inspection, with the organism, the pesticide and the method.
Anything written in the comments at the end of the report deserves the same attention as the checkboxes. That space is where an inspector can explain a finding or a limitation in plain words.
Questions to bring back to the inspector
- For each item under evidence, do you believe the activity is current or old, and what makes you think so?
- Which areas listed under Section 3 could be inspected if they were made accessible?
- Was evidence of previous treatment consistent with the organism you found?
- Would you recommend that a contractor or engineer look at any of the damage you noted?
- Were there conditions, such as wood touching soil or moisture against the foundation, that you noticed but that are outside the scope of this form?
That last question matters because conditions that attract termites are not the same thing as termites. Our article on conducive conditions around a Florida foundation explains what those conditions look like, and our termite control page covers what an inspection and treatment usually involve.
Questions homeowners ask
Is a WDO report the same as a home inspection?
No. The form itself says it is not a structural damage report and limits its scope to wood-destroying organisms that were visible and accessible on the inspection date. A general home inspection is a separate service with a separate scope.
Does “no visible signs” mean the house has no termites?
It means the inspector saw no live organisms, evidence or damage in the areas that were visible and readily accessible that day. It says nothing about the areas listed in Section 3, and the form states that it is not to be read as proof of absence.
Who can perform a WDO inspection in Florida?
The form is completed by a licensed pest control company and records both the business license number and the inspector’s identification card number. You can confirm the company through the FDACS pest control resources linked above.
What should I do if the report shows evidence but no live termites?
Ask about treatment history, both from the inspector and from the seller. If a company treated the house, its records and any service agreement are the most direct way to understand whether the evidence is old. If you are deciding whether to sign an agreement of your own afterward, our guide to questions to ask before signing a pest control agreement covers the terms worth settling first.
Buyers in North Florida ask these questions as often as anyone, and our Tallahassee area page describes how matching works in that part of the state.
Checking what is available in your area
floridapestcontrolpro.com is a connection service. We do not perform pest control and we do not employ technicians. If you would like to be matched with participating providers based on your service area, you can use the request options on this site. Availability varies by area and by season, and you decide whether to move forward with anyone you speak to.