The essentials in 30 seconds
A termite inspection is a visual check of the readily accessible areas of a house, inside and out, including the attic and crawl space where the inspector can get in. The inspector looks for live or dead insects, shed wings, mud tubes, frass, exit holes and damaged wood, probing and tapping wood as they go. For home sales the result is written up as a wood destroying insect (WDI) report, often on form NPMA-33, which many people call a termite letter; for a mortgage it is valid for 90 days. University of California experts suggest a professional inspection every 3 to 5 years, and sooner if you see signs.
- Clear the attic hatch, crawl space door, under-sink cabinets and basement walls before the visit.
- Read the list of obstructed areas as carefully as the findings.
- A WDI report is neither a structural report nor a warranty.
What a termite inspection is and when you need one
A licensed pest control inspector checks the building for wood destroying insects. On the standard US form these are termites, carpenter ants, carpenter bees and reinfesting wood-boring beetles. Fungal rot, mold (mould in British English) and mildew fall outside a WDI report, so a decayed sill may be noted as a conducive condition but diagnosed by someone else.
You will usually meet an inspection in one of these situations:
- Buying or refinancing. Lenders often ask for a WDI report. The VA, for example, requires one as a Minimum Property Requirement for certain homes in areas marked "very heavy" or "moderate to heavy" on the termite infestation probability map, and listed repairs must be finished before the loan is guaranteed.
- Selling. A recent report answers buyers' questions early.
- After a swarm. Winged insects indoors, or piles of wings on windowsills.
- Under a service agreement. Treated homes usually get periodic re-inspections.
- Routine prevention, especially in older homes and homes with crawl spaces or wood close to the soil.
To learn the signs themselves and how termites are treated, read our guide to termites at home. This page covers the inspection.
What a termite inspector looks for
The inspector works methodically: outside, then the basement or crawl space, living areas, garage and attic, with a strong flashlight and a tool to tap or probe wood. The NPMA-33 form describes it as a visual inspection with "probing and/or sounding" of accessible areas.
| Evidence | What it looks like | What it suggests |
|---|---|---|
| Shelter (mud) tubes | Narrow tubes of soil on foundations, piers, walls, pipes or wood | Subterranean termites travelling between soil and wood |
| Swarmers and wings | Dark winged insects, or piles of identical shed wings | A mature colony nearby; indoors, a likely infestation in the structure |
| Damaged wood | Sounds hollow, punctures easily, galleries following the grain | Feeding inside the wood behind an intact surface |
| Darkened or blistered wood | Discolored or bubbling wood, paint or drywall | Termites working just under the surface |
| Fecal pellets (frass) | Small hard pellets with six flattened sides, piled under tiny holes | Drywood termites |
| Exit holes and powdery dust | Small round holes with fine dust | Wood-boring beetles rather than termites |
| Live insects | Workers or soldiers in opened tubes or wood | An active infestation |
Inside, inspectors focus on the basement and the timbers right above the foundation walls, posts and door frames set into concrete or earth floors, and warm spots termites favor around furnaces, chimneys, water heaters and hot water pipes. Outside, they check the foundation, siding that reaches the soil, porches, steps and anything wooden touching the ground. They also record conducive conditions, the things that make an infestation more likely (see the table further down).
How to prepare for a termite inspection
The inspector can only report on what they can reach and see, so a little preparation turns "inaccessible" into "inspected".
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01
Clear the basement and garage walls
Move boxes and stored items away from the walls so the foundation and sill are visible.
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02
Open up the crawl space
Make the hatch easy to find and open. On the NPMA-33 form, a crawl space with less than 24 inches of clearance under the floor joists may be recorded as inaccessible.
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03
Free the attic hatch
Clear shelves or closets under the access panel.
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04
Empty under the sinks
Kitchen and bathroom cabinets hide plumbing penetrations where tubes and moisture show up.
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05
Pull back firewood and plants
Move wood piles, planters and dense shrubs away from the foundation where you can.
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06
Gather your paperwork
Previous WDI reports, treatment records, warranties and repair invoices. A documented past treatment changes how findings are read.
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07
Note what you have seen
Photos of swarms, wings or tubes, with dates and rooms.
How to read a WDI report or termite letter
For a home sale, the findings go on a wood destroying insect report. In most states this is the NPMA-33 form, approved for FHA and VA loans. Several states, including California, Florida and Texas, use their own official forms. The layout differs; the questions are the same.
| Section | What it tells you | What to check |
|---|---|---|
| I. General information | Company, license number, inspector, date and address | Correct license number and address, recent date |
| II. Inspection findings | Box A: no visible evidence. Box B: live insects, or dead insects, wings, frass, tubes, exit holes or staining. Plus any visible damage | Exactly where evidence was found and which insect |
| III. Recommendations | Whether treatment or other action is recommended, and for which insect | If Box B is checked and no treatment is recommended, there should be an explanation |
| IV. Obstructions and inaccessible areas | Parts of the basement, crawl space, attic, garage or exterior that could not be inspected, and why (insulation, stored items, floor coverings, snow…) | This is where hidden problems live; ask whether they can be opened for a second look |
| V. Additional comments | Notes and attachments, which form part of the report | Conducive conditions and extra detail |
Points worth knowing before you sign:
- A clean report is a snapshot of visible conditions on that date, and no guarantee against hidden or future infestations.
- Damage is described, not measured. The form states it is not a structural damage report. If damage is found, ask a builder or structural engineer to assess the wood.
- Treatment rules for subterranean termites. Treatment should be recommended if live termites are found, and also when there is evidence of infestation with no documented previous treatment, even if no live insects are seen.
- The 90-day window is a validity period for the mortgage or settlement, and it does not work as a 90-day warranty.
- Disclosure. The seller signs to disclose known infestation, damage, repairs and treatments; the buyer signs to confirm receipt of both pages.
In California, the Structural Pest Control Board's database shows whether a property has been inspected in the last two years, and you can request copies of those reports.
How often you should get a termite inspection
There is no single legal schedule for owner-occupied homes. University of California IPM suggests inspections every 3 to 5 years to catch infestations before they become damaging. Homes that have had subterranean termites are prone to reinfestation and should be checked by a professional every few years.
| Situation | Suggested timing |
|---|---|
| No history of termites | Every 3 to 5 years |
| Previous infestation or treatment | Follow the re-inspection schedule in your warranty or service agreement |
| Buying a home | Before closing; for a loan, within the 90-day validity window |
| Swarmers or wings indoors | As soon as you can, keeping a few samples |
| Finishing a basement or insulating the foundation | Before the walls are closed up |
| Mud tubes, hollow wood or blistered paint | Promptly |
Swarming season is when many owners first notice a problem. In Pennsylvania, for example, swarms usually emerge between February and June, often on warm days after rain. A swarm in the yard can come from buried wood or stumps and does not prove the house is infested; a swarm indoors is a clear call for an inspection.
A DIY termite check between inspections
A quick check each spring, when swarms are most likely, takes a flashlight and a flat-blade screwdriver.
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01
Walk the outside
Look along the foundation for mud tubes, especially behind shrubs, under porches and steps, and where pipes enter.
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02
Find wood touching soil
Siding, door frames, steps, fence posts or trellises in contact with the ground. Penn State advises keeping wood at least 18 inches from the soil where possible.
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03
Pull back the mulch
Keep the top of the foundation visible; siding or stucco running into the soil can hide termite travel.
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04
Check drainage
Gutters and downspouts should carry water away, and soil should slope away from the house.
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05
Go to the basement or garage
Run the flashlight along the sill and the top of the foundation walls, around the water heater and furnace, and behind stored boxes.
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06
Probe suspect wood
Gently push the screwdriver into darkened, blistered or soft wood. Damaged wood gives way easily.
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07
Check sills in spring
Photograph piles of identical wings or small dead winged insects near windows and doors.
If you find tubes or soft wood, leave them in place and book a professional. Our termites guide explains how to tell termites from flying ants, and small round holes with fine dust point to woodworm.
Fixing what the inspector flags
Many reports list conducive conditions even when no termites are found. Fixing them lowers the risk before the next visit.
| Finding | Why it matters | What to do |
|---|---|---|
| Earth-to-wood contact | A direct route into the structure | Lower the soil, add concrete footings or use pressure-treated wood |
| Firewood or lumber against the house | Food and cover at the foundation | Store it off the ground and away from the walls |
| Moisture in the crawl space or basement | Termites and decay both need moisture | Fix leaks, drainage and ventilation; see our guides to a sump pump and crawl space encapsulation |
| Faulty grade or poor drainage | Keeps soil wet against the foundation | Regrade so water runs away; extend downspouts |
| Wood mulch touching the structure | Moist, woody cover at the sill | Leave a strip of bare soil or gravel next to the foundation |
| Wood debris in the crawl space | Food under the house | Remove scrap wood, form boards and stumps |
| Foam insulation touching soil | Termites can tunnel through it unseen | Ask the inspector how to leave an inspection gap |
| Tree branches touching the house | A bridge for insects and moisture | Trim them back |
University of California IPM recommends keeping substructure wood at least 12 inches above the soil and checking local building codes for exact clearances.
Termite inspection: frequently asked questions
What does a termite inspection consist of?
A visual check of accessible areas inside and outside the house, including the attic and crawl space, with probing and tapping of wood. The inspector records evidence, damage, obstructed areas and conducive conditions.
What is a termite letter?
The everyday name for the wood destroying insect (WDI) report used in home sales, often on form NPMA-33. It states whether visible evidence was found on the inspection date.
How long is a termite inspection report valid?
For a mortgage or settlement, an NPMA-33 report is valid for 90 days from the inspection date.
How often should you get a termite inspection?
University of California experts suggest every 3 to 5 years, and sooner after a swarm or if you see mud tubes or hollow wood.
Does FHA require a termite inspection?
HUD guidance asks for one when there is evidence of active infestation, when state or local rules require it, when it is customary in the area or when the lender asks. Check with your lender.
Does a clean report mean the house has no termites?
It means no visible evidence was found in accessible areas that day. Insects or damage can still hide behind walls, insulation or floor coverings.
Does a WDI report cover wood rot?
Mold, mildew and fungal decay are outside its scope, although decay may be listed as a conducive condition.
Sources
Official and university guidance, checked on 27 October 2026.
- NPMA-33 Wood Destroying Insect Inspection Report (form published by HUD) ↗Report sections, scope and limitations, insects covered, 90-day validity, 24-inch crawl space clearance, treatment guidelines and conducive conditions.
- US Department of Veterans Affairs · Circular 26-22-11, pest inspection fees and repair costs ↗WDI report as a Minimum Property Requirement in "very heavy" and "moderate to heavy" termite areas; repairs before guaranty.
- HUD archive · Pest control reference guide ↗When FHA asks for an inspection and the states that use their own official forms.
- University of California IPM · Subterranean and other termites ↗Inspections every 3 to 5 years, signs, drywood pellets, probing wood, 12-inch soil clearance.
- Penn State Extension · Eastern subterranean termites ↗Where infestations concentrate, warm spots to check, swarming season and 18-inch wood-to-soil distance.
- California Structural Pest Control Board · Termite inspection search ↗Searching inspections from the last two years and requesting copies.
Booking an inspection?
Clear the attic hatch, crawl space door and basement walls, and gather any old reports before the inspector arrives.