Termites are a fact of life here in the East Valley and if you are buying or selling a home, it is quite likely that you'll encounter them. While that sounds scary, termites are manageable if found and treated appropriately, which starts with obtaining and reviewing the correct inspection report. During a fast-moving transaction, finding evidence of termites can feel like one more hurdle, perhaps even one that could make or break a deal. With a little clarity and some expert guidance however, you can use this report to protect and negotiate your deal and to make confident decisions. Here at the Lowery Premier Team we've dealt with countless transactions that included termite reports and can guide you through what you need to know. Let's dive in!
What is a WDIIR in Arizona?
WDIIR. Everything is cooler as an acronym, right? Well, maybe that one isn't so helpful, so let's spell it out: Wood-Destroying Insect Inspection Report. Colloquially, you'll customarily hear this called a "Termite Report", which makes good sense since just about everyone knows that those pesky creatures like to chew on the wood that is used in your home's construction. Specifically, a WDIIR is Arizona’s standardized, multi-page report that documents visible evidence of termites and other wood-destroying insects, plus conditions that could lead to infestation. Only a licensed pest control company can complete the report, and the inspector’s license information must appear on the form. You can see the state overview and form details from the Arizona Department of Agriculture’s Pest Management Division in their guidance on wood-destroying insect inspection reports: Arizona Department of Agriculture WDIIR overview.
What Inspectors Look For In The Phoenix Metro Area
In the Phoenix Metro Area, subterranean termites are the primary concern. These species seek moisture, build shelter tubes, and exploit wood-to-soil contact. Although Drywood termites may occur as well, they are generally encountered less often here than subterranean species. Within the WDIIR, inspector are responsible for documenting visible evidence such as:
- Live termites, shelter or mud tubes, and exit holes.
- Frass (the pellet-like substance sometimes left behind by wood-destroying insects)..
- Visible tunneling or wood galleries and associated damage.
- Prior signs of treatment, such as drilled treatment holes or bait stations.
- Conditions that invite infestation, including wood-to-soil contact, moisture at the foundation, stacked wood or debris, etc.
Included Areas & Access Limits
The WDIIR covers the main structure and attached components, such as attached patios or trim but, not every area may be accessible to an inspector at all times. As a result, inspectors must note any areas they cannot access or see, like low-clearance crawlspaces, sealed wall cavities, or heavy storage that blocks inspection. The state form requires these obstructions and inaccessible areas to be recorded so you understand the limits of what was inspected.
What A WDIIR Doesn’t Do
Although it can be very useful, a Wood Destroying Insect Inspection Report is not a full structural engineering report. Instead, it describes visible evidence and damage from wood-destroying insects, but does not assess overall structural integrity. If the home shows signs of structural movement, the Lowery Premier Team can leverage a network of relationships to bring in the appropriate general contractor, structural engineer, concrete contractor, and/or framing expert as appropriate. It is also worth noting that the WDIIR is not a warranty or a guarantee that a home is pest-free. Instead, the report reflects what was visible on the day of inspection. Hidden activity may exist in inaccessible spaces, and future activity is always possible without a separate warranty from a pest company.
Your East Valley Transaction - How the WDIIR Fits
Arizona treats known termite activity and damage as material facts that must be disclosed when selling. Even so, sellers may not always be aware of the presence of wood-destroying insects, making a termite inspection a very wise idea here in Arizona. In fact, the inspection may not be optional in some circumstances as lenders may require a WDIIR prior to closing.
If active termites or visible damage are reported, it is common for sellers to pay for the appropriate treatment and associated warranty with the treatment company providing the necessary documentation, or for credits to be negotiated in favor of the buyer to facilitate them obtaining their own treatment provider after closing.
A Practical Checklist for East Valley Buyers & Sellers
We know that there is a lot of information here, so feel free to use this quick list to stay organized.
- Obtain all available records of previous pest treatments.
- Disclose/understand any potential termite-related activity that may have been noticed, now or in the past.
- Confirm that the termite inspection and WDIIR are completed by an appropriately-licensed inspector.
- Review the WDIIR sketch and location notes carefully for wood-to-soil contacts, irrigation issues along the foundation, and areas marked inaccessible.
- If the report shows active termites, request written treatment proposal options, along with available warranties.
- Ensure you understand who will have the warranty after the treatment is complete, as well as any steps and fees required to transfer the warranty if necessary.
- Speak with the mortgage loan office to understand any required re-inspection or clearance rules associated with the loan.
FAQs
What is a WDIIR in Arizona real estate?
- It is the state’s multi-page, report by a licensed inspector that documents visible evidence of wood-destroying insects and conducive conditions at a property.
Who can complete a WDIIR for an Arizona home purchase?
- Only an Arizona-licensed pest control company or inspector authorized by the state’s Pest Management Division can prepare the wood-destroying insect inspection report.
Does a WDIIR guarantee a home is termite-free?
- No, a WDIIR reflects visible conditions on the inspection day, as well as hidden or inaccessible areas, but the report is not a warranty or a guarantee.
What happens if the WDIIR shows active termites during escrow?
- It is relatively common for inspections to find signs of termite activity in Arizona. Potential steps include seller-paid treatment and repairs with documentation and warranties, negotiated credits in place of seller-paid treatment, and potentially lender-required re-inspection or clearance before closing.
We know that there is a lot of information here, but the Lowery Premier Team provides the expertise you need to effectively meet the hurdle of termite activity, along with other inspection-related issues. If you want to proceed with real confidence, contact us today!
