It’s every homeowner’s nightmare – you hear strange noises coming from inside your walls, notice little piles of sawdust around baseboards, or spot holes bored into wood. These are all signs of wood-destroying organisms (WDOs), like termites, carpenter ants, wood-boring beetles, and decay fungi. If left unchecked, WDOs can cause serious structural damage to your home. Thankfully, a WDO Inspection by a licensed professional can identify issues early so you can take action.

Getting your home inspected and receiving a passing report is crucial if you ever plan to sell. Many mortgage lenders and real estate agents require a clear WDO inspection before they will get involved. Even if selling isn’t in your near future, it’s smart to be proactive and make sure your home’s structure and safety are not compromised by WDOs.

While the inspector has the know-how and tools to thoroughly check your home, there are things you can do as a homeowner to ensure you pass a WDO Inspection on the first try. Follow this guide to learn what areas inspectors focus on and how to prep your home for a smooth inspection process.

Book at Least One Month in Advance

Inspectors’ schedules fill up quickly, especially during busy seasons, so call to book at least 4-6 weeks ahead of when you need the inspection. This will ensure you get a time slot that works for both your schedule and the inspector’s.

Trying to book an inspection with only a week or two notice often leads to delays, which can put you in a time crunch if you need the paperwork by a certain date. You don’t want to be scrambling to find an available inspector or have to push back a closing date because the inspection report isn’t ready yet.

Once you have an inspection booked, add it to your calendar and set yourself reminders leading up to the date so you don’t forget to prepare.

Gather Any Previous Inspection Reports

Collect any WDO inspection reports you have from previous years. This could include the initial pre-listing inspection when you bought the home, annual inspections done by a prevention company, or any other professional inspections over the years.

Provide these past reports to the inspector – they will compare them to look for changes and new problems that may have developed since the last inspection. Having this history helps inspectors identify new areas of concern to focus on during the inspection.

If you’ve lived in the home for many years but don’t have past reports, at minimum gather any wood treatment or repair receipts. This documents treatment history for the structure.

Clear Access to Attics, Crawl Spaces, and Basements

Inspectors need to access all areas of the home to thoroughly check for signs of WDOs. This includes attics, crawl spaces, basements – any spaces that could provide entry points and hiding spots for pests.

Make sure these areas are clear of stored items, decor, and debris so the inspector can navigate the space fully. If you’ve used the attic or basement for excess storage over the years, consider renting a storage unit and moving non-essential items out prior to the inspection.

Not only do you want the space clear for the inspector, but clutter makes it easier for WDOs to sneak in undetected. A decluttered space allows the inspector to see all structural wood components.

Trim Back Vegetation and Address Exterior Issues

While the inspector will be thoroughly checking inside the home, the exterior requires inspection as well. Overgrown trees, plants, and shrubs touching the structure provide easy access points for WDOs.

Trim back any vegetation touching the home at least 6 inches. Clear dirt, mulch, and wood debris away from the foundation. Address any moisture issues, leaky hose bibs, or improper drainage near the home.

Correcting these exterior issues ahead of time prevents them from turning into big problems down the road after the inspection. Make the structure as inaccessible to pests as possible.

Install Insulation Protection

Inspectors need visual and physical access to insulation in attics, crawl spaces, and unfinished basements. If the insulation is blocking the view of the wood structure, the inspector may have to move or disturb it to perform the inspection.

Save them the hassle by installing insulation shields, boards, or netting. This keeps insulation neatly in place and off the ground, while allowing for inspection access. Properly installed insulation protection is a win-win – it keeps your insulation effective for energy efficiency while letting inspectors easily do their job.

Address Any Wood Rot and Moisture Issues

Don’t try to hide any areas of wood rot, excess moisture, water stains, or mold from the inspector. They have an expert eye and will notice problem areas. Trying to cover issues can make it look like you are attempting to conceal an active WDO infestation.

If you have areas of concern, point them out and explain if they are old issues already treated and repaired or active problems you want the inspector to check out. This transparency will go far during the inspection process.

Consult with Your Pest Control Company

If your home is under a regular pest prevention plan, touch base with your pest control company ahead of the inspection. They can give tips tailored to your home on best preparing for a third-party inspection.

See if they recommend any additional preventative treatments prior to inspection day. They know the unique history of your home and can advise you accordingly so you pass with flying colors.

Some pest companies even offer a pre-inspection consultation as part of their prevention plans. Take advantage of this service if available to you.

Decide if You’ll be Home for the Inspection

There are pros and cons to being present in the home during the inspection. Having your home provides the opportunity to point out areas of concern and monitor exactly where the inspector looks. Some homeowners find peace of mind in seeing the inspection process themselves.

However, having the homeowner hovering can hinder the inspector from doing their thorough job. Some inspectors prefer no distractions or interruptions during the 2-3 hours needed to comb over the entire structure. They may be able to cover more ground with you not home.

Touch base with the inspection company ahead of time to see if they have a preference on homeowner presence during the inspection. Decide if you would benefit from being there or if you’ll just drive yourself crazy following them around.

Either way, be sure to build rapport with the inspector and don’t be adversarial. You are both on the same team looking out for the health of the home.

Don’t Start Remodeling or Renovations Right Before the Inspection

While it’s tempting to freshen up the house with new woodwork and construction projects, it’s best to hold off until after a passing WDO inspection. Mid-renovation creates issues for three reasons:

1. Brand new wood has not had time to show signs of infestation yet. Problems may be lurking that inspectors can’t detect in recently installed wood.
2. Construction provides easy access points for pests. Open walls, doors, and windows leave opportunity for WDOs to enter during a remodel.
3. Ongoing renovations make it difficult for inspectors to access the structure, limiting visibility. Wait until the work is complete before inspecting.

Finish any remodels or replacements, then live in the home as-is for a couple months before calling for an inspection. This allows time for conditions to stabilize so inspectors can get an accurate picture. Trying to inspect mid-construction sets you up for failure.

Address Plumbing Leaks Quickly

Leaks from water pipes, shower heads, or sinks provide prime moisture conditions for wood decay fungi to take hold. Inspectors will be looking for dark stains or moisture damage that could indicate active leaks.

Do a thorough check of all plumbing fixtures and address any drips, cracks, or slow leaks ahead of time. Make sure crawl spaces and unfinished basements are free of standing water or excessive dampness. Fix any moisture issues promptly to avoid red flags on inspection day.

Replace Exterior Wood Most Susceptible to Damage

While all exposed wood needs inspection, certain areas are most vulnerable to moisture and decay. Pay special attention to wood around roof lines, decks, porches, and fences before the inspector arrives.

Decay often first appears along the end grain at the tops of support posts and where vertical wood meets horizontal beams. Replace any boards or posts showing splintering, peeling paint, dark stains, or visible rot. Addressing the most decay-prone exterior wood removes some of the easiest targets for inspectors to flag.

Caulk and Paint Exterior Wood

Don’t just replace damaged exterior wood – take time to renew and protect all of it prior to inspection. Go around the entire structure and apply fresh caulk at all joints and seams vulnerable to water intrusion.

Then apply a new coat of exterior grade paint or protective sealant. Paint and caulk act like armor against nature’s elements, preventing moisture deterioration that leads to WDO infestation. Renew that armor to make the exterior wood as pest resistant as possible.

Clear Out Unneeded Wood Debris

Another step in pest-proofing the exterior is removing all unnecessary wood around the home. This includes leftover construction scraps, broken fencing, decaying landscape timbers, stumps, and dead trees or limbs.

Even if wood debris looks small to you, it can serve as perfect nesting grounds for WDOs like termites and carpenter ants. Remove all wood that is not actively in use to leave no place for pests to harbor. Create a clean perimeter around the entire home exterior.

Replace Missing or Damaged Screens

Don’t give WDOs an open invitation – seal up access points by repairing damaged and missing window and door screens. Pay special attention to screening around foundation vents in basements and crawl spaces since those lead directly under the home.

Tight screening helps block points of entry for crawling pests. It also prevents moisture build up and wood decay under the home. Take time to walk the full perimeter and check each screen for rips, gaps, and missing screens that need replacement before inspection.

Address Any Foundation Cracks

Inspect the foundation walls in your basement, crawl space, and around the exterior of the home. Look for any cracks, shifting, or openings where pests could enter. Pay special attention to the sill plate, which is the wood beam that sits directly on top of the foundation.

Use expanding foam or caulk to fully seal any gaps or cracks at least 6 inches wide. This helps close off entry points within the foundation. Severe structural issues may require professional repair work if the fix is beyond a simple DIY caulk job, so inspect closely for any major problems.

Install Exterior Door Sweeps

Doors are another prime entry point into wall voids and the home interior if gaps at the bottom go unchecked. Install door sweeps on all exterior entry doors to seal off the space between the door bottom and threshold.

Quality door sweeps remove open air space that pests could use as access. Make sure sweeps are snug with no daylight visible underneath. A good seal here blocks a main interior entry route for many wood destroying insects.

Replace Loose Caulk and Weatherstripping

While inspecting exterior doors, also check the caulk and weatherstripping around each one. Look for areas where old caulk has cracked or fallen away, leaving potential gaps. Make sure weatherstripping forms a tight seal when doors are closed.

Replace any loose or missing caulk and weatherstriping to ensure exterior doors have a continuous protective perimeter seal. This not only aids in pest exclusion but also boosts energy efficiency. Take time to address doors correctly since they are a vulnerable weak spot for WDO entry.

Install Insulation Dam on Attic Door

The attic entry door is often overlooked but offers easy access between the attic and living space for pests. Install foam weatherstrip around the entire door perimeter to seal air gaps when closed.

For extra protection, cut a piece of rigid foam insulation the same width as the attic entry opening. Glue wood cleats to the back side. You can slide this insulation dam in place behind the closed attic door to form an air-tight barrier. The dam compresses the weatherstrip for a tight fit.

Replace Screen Doors with Solid Wood or Steel

Screen and storm doors are vulnerable weak spots since the screens allow easy pest entry. Whenever possible, replace screen doors with solid wood or steel exterior doors. At minimum, make sure screens are intact with no rips or holes.

If you have concerns about ventilation without screen doors, install screen vents up high on exterior walls or gable ends. This allows air flow while keeping entry doors pest-proof. Removing screens on primary doors eliminates a major access risk.

Caulk Indoor Plumbing Penetrations

Kitchens, bathrooms, and utility rooms require extra attention. Inspectors will look closely for any gaps or voids around pipes where they disappear into walls, cabinets, and floors. These open pathways allow pests to access void areas behind sinks, showers, and toilets.

Seal all plumbing penetrations with expanding foam or caulk. Pay special attention to areas under sinks, behind toilets, below tubs, under dishwashers, at the water heater, and around the clothes washer drain. Pests love the dark, damp spaces provided by plumbing voids. Take time to seal them thoroughly.

Apply Silicone Caulk along Baseboards, Moldings and joints

This interior sealant serves as a last line of defense indoors. Apply clear silicone caulk along all baseboards, moldings, windows frames, and anywhere wood trim meets drywall. Look for existing cracks or gaps, and lay down a fresh smoothing bead throughout the home.

Caulking these wood joints seals off hidden channels where pests enter wall voids. Smoothing gaps removes signs of previous entry points. Take time to caulk thoroughly inside before inspection – this could be your last chance to spot entry routes.

Replace Hollow-Core Doors with Solid-Core

Hollow-core doors essentially create a tunnel from room to room once a pest accesses the hollow inner void. Switch out any hollow interior doors for solid wood or steel. This removes the open pathway between rooms.

If hollow doors must remain, have them professionally treated and sealed to eliminate the inner void. An inspector tapping on a hollow door immediately flags an issue, so address these ahead of an inspection to avoid easy dings.

Ensure Adequate Ventilation in Moisture-Prone Areas

While sealing the home against pests is crucial, inspectors also check that adequate ventilation exists wherever moisture builds up indoors. Scan kitchens, bathrooms, laundry rooms, and basements for signs of excess humidity, condensation issues, or stuffy stale air.

Ensure fans are working properly and vents are open. Add dehumidifiers if warranted. Turning on exhaust fans while showering and cooking helps keep moisture under control. Proper ventilation removes conditions conducive to mold and wood decay.

Make Small Repairs and Touch-Ups

Once you’ve gone through the home sealing cracks, checking wood, and pest-proofing entry points, take time to make cosmetic fixes as well. Patch holes in drywall, fix dripping faucets, tighten loose handles, and touch up paint.

Repairing general wear and tear shows you take pride in the home and stay on top of maintenance. It also indicates existing damages have been properly repaired and aren’t evolving into larger issues. Don’t let little fixes snowball into big problems down the road.

Declutter to Allow Full Access

A final walk through the day before the inspection is recommended. Make sure all storage areas, closets, and shelving are free of clutter that can block sections of walls or foundations. Inspectors need full visibility to identify any possible signs of WDOs.

Decluttering also allows you to catch any last holes, cracks, or wood damage hiding behind storage boxes and containers. Move items aside and give inspectors a clear working room to access all areas of the structure from top to bottom.

Inspection Day – Be Helpful, Not Hovering

When inspection day arrives, give the inspector space to work but make yourself available to clarify or point things out. Graciously accept any areas needing improvement the inspector identifies; this feedback helps you stay on top of home maintenance.

While waiting for the inspection report, start addressing any concerns raised during the initial walk through. This shows good faith effort to tackle issues promptly. A passing report may require completing certain repairs first, so get a head start.

With preparation and a pest-conscious mindset, your home will be ready to ace inspection day. Then you can relax knowing your most valuable investment is structurally sound and protected from WDOs. Stay vigilant in keeping your home pest-free all year long.