WDI Inspections: What Delaware County Buyers Should Know

What is a wood destroying insect report in PA?

A wood-destroying insect report, often called a WDI report or simply a termite letter, documents what an inspector observed about insect activity and damage in a home on a given day. In real-estate sales it is commonly written on the NPMA-33 form, a standardized report used across much of the country so lenders can read every report the same way.

The report must come from a properly licensed inspector. In Pennsylvania, the Department of Agriculture licenses pest control businesses and certifies the applicators who work for them, and you can ask any company for its PDA business license number before you hire it.

If you are buying in Delaware County, your lender may require one, and even when it does not, the report tells you whether the house you are about to own has an insect problem hiding in the basement.

What a WDI inspection covers

The inspector looks at the visible and accessible parts of the structure, inside and out, for evidence of wood-destroying insects. The NPMA-33 form records:

• Live insects or other evidence of active infestation, such as mud tubes, frass or exit holes
• Visible damage from wood-destroying insects, whether active or old
• Evidence of previous treatment, such as drill holes in a slab or bait stations in the yard
• Areas that could not be inspected because of finished walls, stored items, insulation or lack of access
• Conditions that favor infestation, like wood touching soil or excess moisture, where noted

Which insects are on the report?

In southeastern Pennsylvania the main concern is the Eastern subterranean termite, since the region lies in a moderate-to-heavy termite zone. But the report covers more than termites. Carpenter ants, carpenter bees and wood-boring beetles such as powderpost beetles all count as wood-destroying insects.

Older Delaware County homes, where Census (ACS) estimates put the countywide median build year at 1957, often show signs of past termite activity and earlier treatments. That history does not automatically mean a problem today, which is why the report separates active infestation from old damage and prior treatment.

How should you read the findings on a WDI report?

Skip the summary line and go straight to the findings. The form separates "no visible evidence observed" from "visible evidence observed," and under the second it breaks evidence into live insects, dead insects or insect parts, visible damage, and signs of earlier treatment. Each box checked should come with a location and a short description.

Then read the obstructions and inaccessible areas just as closely. A long list there, such as a finished basement, a packed storage room or a crawl space with no entry, means the clear result covers less of the house than it seems. Finally, look at any comments about conducive conditions like wood touching soil or moisture at the sill. Those are not infestations, but they tell you what to fix after you move in.

Who orders it, and who pays for the termite letter?

Usually the buyer orders the inspection as part of their due diligence, but your agreement of sale and your lender's requirements decide who orders it and who pays. Lenders often require a WDI report for FHA and VA loans, and some conventional lenders request one as well.

Talk with your agent early so the inspection is scheduled within your contract's inspection period. This is general information, not legal advice; your agent or attorney can explain what your specific agreement requires.

How the WDI fits your closing timeline

1. 1

   Agreement of sale signed

   Check your inspection period and whether your lender requires a WDI report.

2. 2

   Schedule early

   Book the WDI alongside your general home inspection so both results arrive within the contingency window.

3. 3

   Inspection day

   The inspector checks the exterior, basement or crawl space, garage, accessible attic and living areas, noting anything that blocks a full view.

4. 4

   Report delivered

   The completed form goes to you, your agent and, if required, your lender.

5. 5

   Negotiate or close

   A clear report moves forward. Findings lead to treatment, repair or renegotiation before settlement.

Questions to ask before you book the inspection

A five-minute call before scheduling avoids most surprises later in the contingency period. Ask:

• Can you issue the report on the form my lender requires, and will it go directly to the lender?
• Will detached garages, sheds and other outbuildings be included, or are they extra?
• What should the seller clear before you arrive so the foundation walls can be seen?
• How soon after the visit will the report be delivered?
• If activity is found, will you provide a separate written treatment quote, and can I get a second opinion?
• What is your Pennsylvania Department of Agriculture business license number?

What happens if the report finds termites?

A finding of active termites does not usually end a sale. More often it leads to a negotiation: the seller treats before closing, offers a credit, or the buyer arranges treatment after settlement. A lender may require proof of treatment before funding the loan. If damage is noted, a contractor may need to evaluate whether any wood needs repair.

Keep in mind what the report is and is not. It describes visible, accessible areas on the inspection date. It is not a structural engineering report and it cannot see behind finished walls. Our termite inspection page covers the more detailed inspection homeowners request outside of a sale, and our termite control page explains treatment choices if activity is found.

WDI report cost: what affects it

There is no single price for a WDI report. What shapes the quote includes the size of the home, whether it has a basement, crawl space or slab, detached garages or other outbuildings on the property, how quickly you need the report, and any add-on such as a fuller termite inspection. Ask for the quote in writing before scheduling.