Most sellers hear about it the same way: the agent calls after an offer comes in and mentions that the buyer’s lender is requiring a WDI inspection. If you’re not sure what that means or what happens next, you’re not alone. The term gets used interchangeably with “termite inspection,” and most homeowners have never seen the form or the process behind it. When a closing deadline is on the line, a little clarity goes a long way.
We’ve been conducting wood destroying insect inspections for Colonial Heights homeowners since 1998, and we walk sellers through this process regularly. The inspection itself is straightforward. What trips people up is not knowing what to expect before, during, and after. Here’s what you need to know.
What a WDI Inspection Actually Covers
A wood destroying insect inspection is a visual examination of all accessible areas of your home for signs of insect activity and damage. Findings are documented on a standardized form called the NPMA-33, which is what most mortgage lenders require. It isn’t a pass/fail certificate. It’s a structured report that tells the lender what the inspector saw and where they looked.
One thing sellers often get wrong: a WDI inspection doesn’t only cover termites. The NPMA-33 addresses four categories of wood destroying insects: subterranean termites, carpenter ants, carpenter bees, and reinfesting wood boring beetles. Subterranean termites are the most common concern in Central Virginia, but the inspector is trained to look for signs of all four. Because the inspection is strictly visual, the inspector won’t open walls, pull up flooring, or cut into ceilings. Any area that isn’t accessible during the visit gets noted in the report as inaccessible rather than inspected.
Why Virginia Home Sales Require It
Virginia is listed statewide as requiring a WDI inspection for VA loans, per the VA’s official local requirements. FHA loans carry similar requirements, and many conventional lenders have adopted parallel language because it protects their collateral. Whatever loan your buyer is using, there’s a good chance this inspection is part of the transaction.
Beyond lender requirements, Virginia real estate contracts require the inspection to be completed within 90 days prior to settlement. If an inspection is ordered too early and settlement gets pushed back past that 90-day mark, a new inspection may be required. WDI inspectors in Virginia must also be certified by the Virginia Department of Agriculture and Consumer Services (VDACS), and the NPMA-33 can only be issued by a VDACS-licensed inspector. Not every pest control company is authorized to produce one.
What the Inspector Looks at in a Colonial Heights Home
Most homes in Central Virginia are built over crawl spaces, and the crawl space is both the primary access point and the highest-risk area for subterranean termite entry. Subterranean termites live in the soil and travel up into the structure, often leaving mud tubes (narrow channels of soil and wood particles) along foundation walls and piers as they move.
The inspector also examines the foundation perimeter, basement or slab areas, attic, garage, and exterior wood structures. Any point where wood makes direct contact with soil (deck posts, porch supports, exterior framing) gets particular attention. Moisture levels factor in as well. Crawl spaces and foundation areas with elevated moisture attract wood destroying insects far more readily than dry ones, and that condition is common here, especially in older housing stock. When we find moisture-related risk during an inspection, we communicate it clearly so sellers understand what they’re looking at and what needs to be addressed.
When to Schedule & Who Pays
Here’s where sellers can gain real control over the transaction: schedule the inspection before you list, not after you’re under contract. When you order a WDI inspection as part of your pre-listing preparation, you have time to address any findings on your own schedule. You choose the treatment provider, you set the timeline, and you’re not negotiating under pressure with a closing date approaching.
Who pays is negotiable in Virginia. For VA loans, the seller has traditionally covered the cost, though current VA policy also allows the veteran buyer to pay directly. The inspection generally runs between $75 and $200, depending on property size and complexity. Scheduling early with a company that turns results around quickly keeps your closing timeline from getting compressed at the worst possible moment.
What Happens If the Inspection Finds Something
A finding on a WDI report doesn’t mean the deal falls apart. Under Virginia contract language, if live wood destroying insects are found, the seller is obligated to arrange treatment at their expense and provide written documentation of that service before closing. A receipt from a licensed pest control company confirming treatment was completed satisfies this requirement. After treatment, a re-inspection confirms the issue was resolved. Most transactions continue on schedule when findings are handled promptly, and sellers who move quickly put themselves in the best position to keep their closing date intact.
The integrated pest management approach we use means treatment is targeted to the specific insect and the specific conditions we find, not a blanket application. That matters for sellers because it means the treatment is effective, documented, and defensible to the buyer’s lender.
Moving Forward with Confidence
A WDI inspection is a manageable step in any home sale. When you work with an inspector who communicates clearly, knows the Virginia requirements, and delivers results quickly, it rarely becomes the obstacle sellers fear. If you’re preparing to list or already under contract and need an inspection scheduled, we’ve been handling real estate WDI inspections for Colonial Heights homeowners since 1998. Call (804) 509-1780 and we’ll get you on the schedule.