Buying a home is one of the biggest purchases you’ll ever make. A termite inspection protects that investment by catching hidden damage before you close. Termites cause over $5 billion in property damage across the US every year, and many problems go unnoticed for years before anyone spots them.
In my years as a licensed tech, I’ve helped hundreds of buyers through the inspection process. The key is knowing what to expect and how to use the results in your favor.
When You Need a Termite Inspection
Whether you need one depends on your loan type and where the home sits. The DC metro area falls in what lenders call a “moderate to heavy” termite zone, so most buyers here will need one.
VA loans require termite inspections in every county marked “moderate to heavy” on the VA’s map. That covers most of Virginia, Maryland, and DC. The VA appraiser can also trigger an inspection if they spot signs of wood-destroying insects.
As of July 2025, new VA rules expanded the list of counties that require inspections and made the NPMA-33 form standard. Reports stay valid for 90 days under VA rules.
FHA loans require inspections when state or local law calls for it, when it’s the norm in the area, when the appraiser sees signs of bugs, or when the lender wants extra assurance. Reports must use the NPMA-33 form unless the state has its own, like Maryland’s MD-1.
Fannie Mae and Freddie Mac don’t have blanket rules. But lenders may still require an inspection when the property condition is poor or when data reports flag pest issues. Even when it’s not required, getting an inspection is smart.
Here’s a quick look at how the main loan types compare.
| Loan Type | Required? | Report Valid For | Form |
|---|---|---|---|
| VA | Yes, in moderate-to-heavy zones | 90 days | NPMA-33 |
| FHA | When required by law or custom | 30-60 days | NPMA-33 or MD-1 |
| Conventional | Lender’s call | Varies | NPMA-33 or MD-1 |
What Inspectors Look For
A pro inspection covers much more than just looking for live bugs. Techs check all areas they can reach, including garages, sheds, and other structures on the property.
Signs of Termite Activity
Inspectors search for these key signs:
- Mud tubes along foundations and walls
- Exit holes in wood surfaces
- Discarded termite wings near windows or doors
- Wood that sounds hollow when tapped
- Treatment plugs or signs of past work
Conditions That Draw Termites In
Beyond active problems, inspectors flag conditions that make termite issues more likely. These include mulch within two feet of the foundation, standing water, plumbing leaks, and wood form boards left in the ground during building.
I’ve helped more than 100 buyers through situations ranging from simple inspections to severe damage. The key is catching issues early, when you still have room to negotiate.
What’s in an Inspection Report
A good report tells you exactly what was found and what needs attention.
The report starts with the property address, client info, inspector license number, and date. VA loan reports stay valid for 90 days. FHA and conventional loan reports may need to be more recent, so check with your lender.
This is the core of the report. The inspector documents any active problems, past damage, signs of earlier treatments, and conditions that could lead to future issues.
Good reports include marked-up floor plans showing where evidence was found and which areas couldn’t be checked. This helps you see the full scope of any issues at a glance.
Red Flags to Watch For
Some findings should raise concern right away.
Active termites or fresh damage means the problem is ongoing and needs treatment now. This is not something you want to inherit.
Areas that couldn’t be reached during inspection create unknowns. Lenders may require extra work before they approve your loan if too many areas were blocked off.
Multiple past treatments without repair records could mean the problem was never fully fixed. If the same issue kept coming back, the root cause may still be there.
Moisture readings above 20% in subfloor wood create prime conditions for termites and may point to broader problems.
- Get photos and details for every finding so you have a clear record
- Get 2-3 quotes from licensed companies if treatment is needed
- Use the findings to negotiate seller-paid treatment, a lower price, or an extended warranty
- Book a follow-up early to meet lender deadlines
What It Costs
In the Virginia, Maryland, and DC area, buyers usually pay for the inspection unless VA loan rules say otherwise. Inspections typically run $100 to $300 based on property size.
When problems come up, sellers usually cover treatment and repair costs. This is especially true with VA loans, where the seller must bring the home to “clear” status before closing.
If treatment is done, most lenders require a follow-up inspection showing the issue is resolved. VA loans require the same inspector to do the follow-up.
How to Negotiate When Termites Are Found
Finding termite issues doesn’t have to kill the deal. Knowing your options gives you leverage.
You can ask the seller to handle all treatment and structural repairs before closing. This gives you peace of mind but may push out your timeline.
Instead of requiring the work be done, you can negotiate a price cut or closing credit to handle it yourself. This gives you control over the treatment and the contractor you hire.
Some properties have existing termite bonds that can transfer to new owners. These ongoing warranties provide protection and should be part of any deal discussion.
Timing Your Inspection
Order your termite inspection at the same time as your general home inspection. Running both together saves time and keeps your contingency period on track.
Check with your lender early about what they need. Some rules only become clear after the appraiser visits, so build a time buffer into your contract dates. Submit clear reports to underwriting at least 48 hours before final loan approval.
Choosing the Right Inspector
Not all inspectors offer the same level of skill. The right choice protects your investment.
Make sure your inspector holds current licensing. Virginia requires Category 8 licensing, Maryland requires state certification through the Department of Agriculture, and DC requires pesticide applicator licensing.
Look for inspectors with NPMA memberships who know the right reporting forms. They should carry errors and omissions insurance and have no ties to the real estate parties involved.
Local experience matters too. Over my years in this business, I’ve seen how knowing local building methods, soil types, and common problem areas makes a real difference in inspection quality.
What Inspections Can and Can’t Find
Standard inspections only cover areas the inspector can reach. Problems hidden behind walls, under insulation, or in sealed spaces can be missed.
When red flags show up, extra tools can help. Moisture meters, borescopes, infrared cameras, and even trained dogs can reveal problems that a visual check might miss.
According to the University of Florida IFAS, even brand-new homes can face termite risk within 3 to 5 years. Gaps in soil treatment, bad barrier installation, and landscaping changes after building can all create new paths for termites.
That’s why new construction needs inspections too. Ask builders for treatment records, and watch for landscaping that creates new termite paths after the home is built.
State-by-State Rules
Rules vary across the DC metro area, so know what applies to your property.
Virginia and DC both use the national NPMA-33 form for real estate deals. Inspectors must hold the right state license and follow standard reporting rules.
Maryland requires its own MD-1 form. Inspectors must get certification through the Maryland Department of Agriculture, and reports need signatures from both buyers and sellers or their agents.
After You Close
Your termite protection doesn’t stop at closing. Keeping up with it protects your home for years to come.
Keep up with yearly inspections even if the home was pretreated or has an existing bond. Early detection saves thousands and stops small issues from turning into big ones. Learn more about ongoing termite prevention to protect your home.
Keep a six-inch gap between soil and your foundation. Move water away from the house and avoid wood mulch touching exterior walls.
At Better Termite & Pest Control, we’ve served the DC metro area for over 57 years with more than 1,000 five-star reviews. We know real estate timelines are tight, and our reports meet all lender requirements.
Call us at 703-683-2000 or email info@bettertermite.com to schedule your inspection.
Here’s what our team and common termite signs look like up close.
