VA Termite Inspection Rules
VA local WDI requirements
VA termite probability map
VA Circular 26-22-11
VA Lender’s Handbook
VA termite rules are location based. Some states and zones require a wood destroying insect inspection, while other areas only trigger it if the appraiser sees evidence. The other big shift is payment, Veterans are now allowed to pay the inspection fee, even where it is required.
Where an inspection is required
- Map and state rules drive it: VA uses a termite probability map and local requirements to determine when a wood destroying insect report is required.
- High risk zones are routine: Many parts of the South, Mid Atlantic, and California commonly require a report as a standard condition for the loan.
- Lower risk zones can be discretionary: In lighter probability areas, the appraiser can require a report when visible signs suggest infestation or damage.
- Not required does not mean safe: Even when VA does not require it, buyers may still order an inspection for peace of mind and negotiation leverage.
Who can pay for the termite report
- Veterans can pay now: VA Circular 26-22-11 allows the Veteran borrower to pay the termite inspection fee in any state, including states where it is required.
- Seller credits still work: Many buyers still ask the seller to pay, because it can be negotiated as part of closing costs or concessions.
- Do not confuse it with the 1% cap: The termite inspection is not the same thing as lender junk fees, it is a third party inspection charge.
- Get it in writing: Confirm who pays in the contract and ensure the Loan Estimate and Closing Disclosure reflect that agreement cleanly.
Report form, timing, and the clear requirement
- Use the correct form: VA commonly accepts NPMA-33 or a state approved equivalent, and the report must identify evidence of infestation and any damage.
- Plan for an expiration window: Many lenders treat the report as current for about 90 days, so long escrows can require a refresh or reinspection.
- Active issues must be resolved: If termites or dry rot are found, treatment and any required repairs must be completed before the loan can close.
- Document the cure: Expect proof of treatment, a clearance letter, and often a warranty from the pest company to satisfy the lender and the VA condition.
New construction termite protection
- Builder must show protection: New homes typically require documentation that termite prevention was installed, such as soil treatment or a physical barrier system.
- Guarantee paperwork matters: Many transactions use a builder guarantee form such as HUD NPMA 99A, plus treatment documentation when applicable.
- Repairs are rare but still possible: If evidence appears during appraisal or inspection, the builder may need to treat and certify the home before closing.
- Ask early for the packet: Getting termite protection documents upfront prevents last minute conditions that can delay the final underwriting approval.
FAQs
When is a termite inspection required for a VA loan?
Can a Veteran pay for the termite inspection on a VA purchase?
What happens if termites or wood damage are found?
Key Takeaways: VA Termite Inspection Requirements
- Inspections are required in moderate to heavy termite zones or when the appraiser notes evidence of insects or damage.
- A licensed inspector completes an NPMA-33 report; findings and treatments must be documented before closing.
- Active infestations and related structural damage require treatment and repairs, then reinspection and clearance.
- IRRRL refinances usually skip the inspection unless the appraiser observes signs of infestation or wood damage.
- Inspection windows are time-limited; many lenders treat reports as valid roughly ninety days for underwriting.
- Attached structures such as decks and porches are covered; conducive conditions are cited for corrective action.
When does the VA require a termite inspection?
VA loans require a termite (wood-destroying insect) inspection when the property is in a location with moderate to heavy infestation probability, or when the appraiser observes evidence of insects or damage during the valuation. Regional requirements can differ by state and county, and lenders follow the VA Lender’s Handbook for applicability ( VA Lender’s Handbook ).
- Risk-based trigger: Inspections are location-driven using probability of infestation guidance and appraiser observations ( VA Handbook ).
- Universal trigger: Evidence in the appraisal—tubes, frass, visible damage—requires inspection and, if needed, treatment ( VA Handbook ).
- Local variation: County or state rules can expand or limit when inspections are customary for VA transactions ( VA Handbook ).
How do risk maps and local rules determine inspection areas?
Probability of infestation is informed by long-standing entomology and forestry research. Regions of the South, Mid-Atlantic, and parts of the West show higher activity; some areas, such as Alaska, have minimal risk and typically no requirement ( USDA Forest Service termite distribution/hazard research ).
- Hazard zones: Historic and climatic factors concentrate termite pressure in warmer, humid regions ( USDA Forest Service ).
- County overlays: Lenders rely on state/county guidance plus appraiser notes to decide inspection need ( VA Handbook ).
- Cold-weather exception: Minimal risk zones often do not require inspections unless evidence appears ( USDA Forest Service; VA Handbook ).
What does the inspection cover and who performs it?
A state-licensed, certified pest professional inspects the primary dwelling and attached structures for wood-destroying insects (termites, carpenter ants, beetles), visible damage, and conducive conditions. Findings and any treatments are documented on the industry-standard NPMA-33 and provided to underwriting and the appraiser ( VA Lender’s Handbook ).
- Scope: Foundation, sill plates, framing, porches, decks, and attached entries where infestations often begin ( VA Handbook ).
- Evidence: Shelter tubes, wood damage, frass, discarded wings, and moisture problems noted with locations ( VA Handbook ).
- Report: NPMA-33 certifies conditions, treatments, and whether further evaluation or repairs are required ( VA Handbook ).
What happens if termites or damage are found?
Active infestation must be treated, and any structural damage corrected to meet VA’s minimum property standards for safety and soundness. The lender typically requires a clearance/receipt and, where applicable, a reinspection stating that treatments and repairs are complete ( VA Lender’s Handbook ).
- Mandatory cure: Treatment and repair precede closing; lenders will not fund with known active infestation ( VA Handbook ).
- Documentation: Paid invoices, chemical treatment notices, and repair receipts support the clearance ( VA Handbook ).
- Reinspection: Updated NPMA-33 or addendum often required to confirm successful treatment and repairs ( VA Handbook ).
Do refinances require termite inspections?
Streamlined IRRRL refinances generally do not require termite inspections unless the appraiser identifies evidence of infestation or wood damage. Full cash-out or other transactions may follow purchase-like rules depending on local risk and program guidance ( VA IRRRL overview , VA Handbook ).
- IRRRL policy: No routine termite report unless evidence appears during the appraisal review ( VA IRRRL; VA Handbook ).
- Other refis: Risk-based/local rules may still apply; underwriters follow the Handbook and appraiser notes ( VA Handbook ).
- Condo/attached: Association rules and construction type can influence scope and responsibility for treatment ( VA Handbook ).
What does a typical VA termite inspection include?
The inspector examines accessible areas for signs of insects and damage, moisture conditions, and opportunities for entry. Recommendations cover treatment type, repairs, and moisture corrections that reduce future risk and help the property meet VA soundness standards ( VA Handbook , EPA termite control basics ).
- Access and visibility: Inspector focuses on foundations, crawlspaces, wood-to-soil contact, and prior repairs ( VA Handbook ).
- Treatment options: Baits, termiticides, or targeted removal/repair based on severity and construction ( EPA basics ).
- Moisture fixes: Grade, drainage, and ventilation adjustments reduce conducive conditions going forward ( EPA basics ).
Termite inspection timelines, validity, and coordination
Inspection reports are generally considered current for a limited underwriting window, commonly around ninety days, though lenders set specific timelines. Coordinate treatment, repairs, and reinspection early to avoid appraisal delays near closing ( VA Handbook ).
- Validity window: Check your lender’s cutoff; refreshed reports may be needed after extended delays ( VA Handbook ).
- Scheduling: Book inspection early, ideally alongside the appraisal order, to minimize back-and-forth ( VA Handbook ).
- Receipts and evidence: Keep all documentation organized for swift underwriting sign-off ( VA Handbook ).
Coverage and cost basics
Who pays for the inspection can vary by state custom and VA policy changes; lenders follow current VA allowable-fee rules and local practice. Regardless of payer, treatment and any structural repairs must be completed and documented prior to funding ( VA Lender’s Handbook ).
- Allowable fees: Underwriting defers to current VA rules and local customs for who can pay the report ( VA Handbook ).
- Treatment costs: Negotiated between buyer/seller; ensure contract credits align with VA categories ( VA Handbook ).
- Repair scope: Structural fixes must meet code and soundness; keep invoices and completion photos ( VA Handbook ).
Termite risk regions at a glance
This summary highlights how risk levels shape inspection expectations. Always verify county-level applicability with your lender and appraiser.
| Region | Risk Level | Inspection Expectation | Notes |
|---|---|---|---|
| Gulf/Southeast | Heavy | Generally required | Warm, humid climate supports high activity (USDA FS) |
| Mid-Atlantic/Southwest pockets | Moderate to heavy | Commonly required | Local ordinances and lender overlays apply (VA Handbook) |
| Mountain/High Desert | Moderate | Risk-based | Check county guidance and appraiser notes |
| Northern tier/Alaska | Low to minimal | Often not required | Unless appraiser finds evidence |
Inspection scope versus appraiser observations
While appraisers are not pest experts, they must call out visible evidence or damage. The inspector then confirms activity, recommends treatment, and documents clearance for underwriting within the NPMA-33 ( VA Lender’s Handbook ).
| Role | Primary Task | Outcome for Loan |
|---|---|---|
| Appraiser | Note evidence, assess value, and MPRs | Flags conditions; may condition inspection and repairs |
| Termite Inspector | Diagnose activity/damage; recommend treatment | Issues NPMA-33; lender requires clearance prior to close |
Practical tips to avoid last-minute delays
Plan early for inspections in risk-zone counties. If you suspect prior activity, order the inspection alongside the appraisal. Keep treatment quotes ready, and structure contract credits to cover anticipated remediation without exceeding concession limits ( VA Handbook ).
- Early order: Schedule inspection with appraisal to compress timelines ( VA Handbook ).
- Conducive fixes: Address grading, leaks, and ventilation that invite reinfestation ( EPA basics ).
- Paper trail: Keep reports, invoices, treatment tags, and photos in a single shareable packet ( VA Handbook ).
The Bottom Line
VA termite inspections protect buyers by ensuring homes are sound and free of active wood-destroying insects. Requirements are triggered by regional risk or appraiser evidence. If activity is found, treat and repair, then obtain NPMA-33 clearance. Coordinate early with your lender and inspector to meet underwriting timelines and close without surprises.
Frequently Asked Questions
Is a termite inspection required for every VA loan?
No. It is required in moderate to heavy risk areas or when the appraiser notes evidence of insects or damage. Low-risk regions may not require it unless evidence appears.
Who performs the VA termite inspection?
A licensed, certified pest control professional performs the inspection and completes the NPMA-33 report documenting findings, required treatments, and whether additional evaluation is needed.
What structures are inspected?
The primary dwelling and attached structures—such as porches, decks, and attached entries—are typically covered. Detached structures may be included based on local practice and lender guidance.
How long is a termite report valid?
Many lenders treat reports as current for roughly ninety days, but timelines vary. Extended timelines can require refreshed inspections or reinspections before closing.
Are IRRRL refinances exempt?
Generally yes, unless the appraiser observes evidence of infestation or damage. In that case, an inspection, treatment, and clearance are required before funding.
What if the inspector finds termites?
Active infestation must be treated, and any structural damage repaired. Lenders require evidence of treatment and an updated NPMA-33 or clearance before issuing final approval.
Who pays for the inspection and treatment?
Payment varies by state custom and current VA allowable-fee rules. Contracts can assign costs to buyer or seller; treatments and repairs must be documented before closing.
Can I close before repairs are finished?
Not if there is active infestation or unresolved structural damage. VA loans require treatment and repairs to be complete and documented, with clearance provided to underwriting.
Do condos or townhomes need termite inspections?
It depends on construction type, association responsibilities, and local risk. Appraiser evidence or regional rules can still trigger inspections and treatment requirements.
What preventive steps reduce termite risk?
Fix grading and drainage, reduce wood-to-soil contact, ensure crawlspace ventilation, and address leaks promptly. These steps remove conducive conditions and support long-term soundness.
