A termite letter is a written report from a pest inspector on wood-destroying insects, such as termites, in a house. In Atlanta it is commonly requested at sale or by a lender. The inspector checks accessible areas, including the crawl space, and reports what was seen on that day.
Key takeaways
- A termite letter, also called a wood-destroying-insect (WDI) inspection report, documents what an inspector sees in the accessible parts of a house on one day.
- In Georgia, such a letter is commonly requested at sale or by a lender, and some buyers also ask for a termite bond. The exact rules can vary by contract and lender, so read yours.
- In many in-town Atlanta houses the key areas are under the floor, so the inspector needs access to the crawl space, sills, joists and piers.
- A clear letter is not a promise that termites will never arrive. It reports the condition on the inspection date.
- If activity or damage is found, the usual next steps are treatment, repair and sometimes a renegotiation. Each is a separate decision.
- Order the inspection early. Clearing access, fixing leaks and handling a finding all take time that a closing date may not allow.
What is a termite letter?
A termite letter is a written wood-destroying-insect inspection report. A pest inspector examines accessible parts of a house for termites and other wood-destroying insects, then records what was found and what could not be seen. It describes the home on the day of inspection.
People call it a termite letter, a WDI report, a termite inspection or a clearance letter, and the paperwork is not always identical from one company to the next. What matters is what the document says: whether visible activity was found, whether there is evidence of past activity or damage, which areas were inspected and which were not accessible.
That last part matters more than most buyers realize. A report that lists an obstructed crawl space or a blocked area is telling you something. It does not mean nothing is there; it means no one could see. Our termite letter service page describes how an inspection for a sale is ordered and what the report covers.
When does a termite letter come up in an Atlanta home sale?
It commonly comes up during the buyer's inspection period or when a lender asks for it. In Georgia, a wood-destroying-insect inspection letter is often requested at sale, and some buyers also ask for a termite bond. Your contract and lender decide what is actually required.
Atlanta's in-town resale market includes many century-old crawl-space houses, and buyers and lenders commonly want a wood-destroying-insect letter before closing. Who orders it, who pays, how recent it must be and what it must say can vary between contracts and lenders. This guide does not state a rule, and you should not rely on any one source for it. Check your purchase contract and ask your agent, attorney or lender.
For sellers, ordering an inspection before listing can show you what a buyer's inspector may find and give you time to act. For buyers, an inspection is a chance to learn how the house has been protected. Either way, treat the letter as information about condition, not as a pass or fail grade.
Timing is the part people underestimate. An inspector may need a few days to schedule, the crawl space may need clearing, and a finding can require a treatment visit and a fresh report. Starting early keeps a closing date from forcing quick decisions.
- Read the termite and wood-destroying-insect provisions in your contract.
- Ask your lender whether it requires a letter and what form it must take.
- Ask when the letter must be dated relative to closing.
- Ask who arranges and who pays, and how a finding would be handled.
What does the inspector check?
The inspector looks at accessible wood and the places termites use to reach it: the crawl space, sills, joists, piers, foundation walls, porches, attic edges and areas near plumbing. The report records live activity, past evidence, damage and anything the inspector could not reach.
In a pier-and-beam house, the best view is from below. The inspector goes into the crawl space with a light and a probing tool, looking at piers and foundation walls for mud tubes, at sills and joists for damaged wood, and at the soil for moisture. In a slab house, the focus shifts to the slab edge, plumbing penetrations, door frames, garage walls and any wood touching the ground.
The table below sets out what is typically checked and what each finding may mean. Findings are described in general terms because every report and every house differs.
Not every wood problem is termites. Carpenter ants, wood-boring beetles and decay from moisture can look alike to a homeowner, and a good report names which one the inspector believes it is, or says the cause could not be determined.
| Area | What the inspector looks for | What a finding may suggest |
|---|---|---|
| Crawl space piers and foundation walls | Mud tubes, discarded wings, soil moisture | Possible subterranean termite activity or conditions favorable to it |
| Sills, joists and subfloor | Damaged, hollow or soft wood; frass; old repairs | Past or present wood-destroying-insect activity, or moisture damage |
| Porches, steps and decks | Wood touching soil, soft posts, mud tubes | Entry points and moisture-prone wood |
| Attic edges and eaves | Evidence of insects or wood damage | Roof leaks or other pests, such as carpenter ants or bees |
| Garage and slab edges | Mud tubes at slab edges, wood stored against walls | Access points on slab foundations |
| Plumbing penetrations | Gaps around pipes through floors or slab | Moisture and entry routes |
| Inaccessible areas | Blocked or stored-over space, low clearance | Areas the report cannot clear |
How can a seller prepare for the inspection?
Clear access to the crawl space door, vents and the garage, move stored items away from walls, fix visible leaks and cut back soil or mulch that touches siding. A report that notes blocked areas is weaker than one where the inspector could see everything.
The inspector can only report what can be reached. In older Atlanta houses, the crawl-space access is often a small door at the side or back of the house, sometimes hidden by shrubs, mulch or stored items. If it is painted shut or buried, the inspector may note that the area was not accessible.
Moisture matters as well. A dripping supply line or downspout that empties against a pier can create the conditions termites favor, and it can show up in the report. Fixing leaks and directing water away from the foundation before the inspection is both sensible home care and good preparation.
Tell the inspector about any past termite treatment, repairs or paperwork you have. That history helps explain what they see. The termite inspection service page describes what happens during a visit.
- Unlock and clear the crawl-space door.
- Clear storage away from interior walls in garages and utility rooms.
- Pull mulch and soil back from siding and foundation.
- Gather any prior treatment records or repair paperwork.
- Repair leaks and direct downspouts away from the house.
What happens if the inspector finds termites?
A finding of live activity usually leads to a treatment quote and sometimes a repair assessment. Buyer and seller then decide how to handle it: treat before closing, adjust the price or terms, or walk away. The inspection report itself does not set those terms.
A finding is a reason to slow down, not a reason to panic. Eastern subterranean termites are the common structural termite in the region, and a technician can tell whether activity is current, old or somewhere in between. The next step is a treatment plan, which is a separate quote from the letter. You can read about the options on the termite control page.
Damage is a separate question from activity. A house may show old damage from termites long gone, or live termites with little damage so far. A contractor or structural professional is the right person to judge repairs, and the pest technician reports what the insects are doing.
Formosan termites are rare in Georgia, according to University of Georgia specialists, though some colonies have been found in the metro Atlanta area. A technician can tell the species apart during an inspection, and you should not assume it before someone has looked.
Does a clean letter mean a house is protected?
No. A clean letter says that no activity was visible in the accessible areas on the inspection date. Termites can arrive later, and some areas may be hidden. Moisture control, periodic inspection and a treatment plan, where chosen, are what protect a house over time.
Think of the letter as a snapshot. It is valuable because it documents condition at a moment that matters, but it does not predict the future. A house with damp soil, wood touching the ground and thick leaf litter has more risk than one with good drainage, whatever the letter says.
Atlanta's tree canopy, around 45 percent of the city according to Trees Atlanta, adds shade, leaf litter and moisture around many older homes. That is part of why periodic inspection is common practice, particularly for older crawl-space houses. Our guide to what lives in your Atlanta crawl space explains what to watch for between inspections.
Some buyers also ask about a termite bond, which is an agreement for ongoing inspection or treatment. Terms vary a great deal, so read the document closely: what it covers, what it excludes, how long it runs and whether it transfers to a new owner.
How should buyers and sellers compare inspection options?
Compare what each report covers, how it treats inaccessible areas, whether it distinguishes live activity from past evidence, and what follow-up is offered. Ask the inspector to explain the findings in plain language and to point out anything that needs a second opinion.
Because reports vary, read the wording rather than looking only at the headline result. A report that says 'no visible evidence' while listing three blocked areas is different from one that says the same thing after a full crawl-space walk.
Ask about the price before you book, and ask what is separate: inspection, report, treatment and any recheck. A technician explains the price before any work starts. For general background on how quotes are put together, see our guide to pest control costs in Atlanta.
Frequently asked questions
Is a termite letter required to sell a house in Georgia?
It is commonly requested, but whether it is required depends on your contract and your buyer's lender. This guide does not state a rule. Read the contract, ask your agent or attorney, and ask the lender what form of report it accepts.
How long does a termite inspection take?
It depends on the size of the house, how easy the crawl space is to enter and what the inspector finds. A tight or cluttered crawl space takes longer. The technician can give you an idea when you book, though no exact time can be promised.
Can the seller or buyer order the inspection?
Either can usually arrange one, but your contract and lender may say who should. Ordering early gives time to clear access and respond to any finding before closing.
What if the crawl space cannot be reached?
The report will usually say the area was not accessible. That leaves a gap in what the letter can tell you. Clearing the access, or arranging a second visit once it is cleared, gives a fuller picture.
Do I need treatment if there are only old signs of termites?
Not necessarily. Old damage or inactive tubes can remain after termites are gone. A technician can tell whether activity is current and explain whether treatment, monitoring or repair is the sensible next step.
Sources
- Georgia Department of Agriculture – Structural Pest Control
- UGA CAES Field Report – Formosan subterranean termites in Georgia
- Trees Atlanta – Atlanta canopy coverage 2023
- Wikipedia – Eastern subterranean termite
This guide is general information for Fulton County homeowners, not a substitute for an on-site inspection. Prices are estimates. See our disclaimer.