Do You Need a Termite Inspection Before Selling in Miami-Dade?
Almost certainly, yes. VA loans require a Wood Destroying Organism (WDO) report on every Florida purchase, FHA requires one whenever the appraiser flags evidence of activity, and most conventional buyers ask for one anyway. The report costs $75 to $200 in Miami-Dade, must generally be dated within 30 days of closing, and any findings have to be disclosed to the buyer under Florida law whether or not they ask.
By Lynley Ciorobea | August 17, 2026
South Florida is the only place on Earth where two different termite species share the same ground. The Formosan subterranean termite and the Asian subterranean termite have both established colonies in Miami-Dade, and University of Florida researchers have documented them interbreeding here. Nowhere else does that happen.
That's not trivia. It's the reason nearly every buyer's lender in this county wants a WDO report before they'll fund a loan.
What the Report Actually Checks
A WDO report (the official form is Florida Department of Agriculture form DACS-13645) is a licensed inspector's written finding on termites, wood-boring beetles, and wood-decaying fungus in a home. VA loans require one on every purchase in Florida, no exceptions. FHA requires one if the appraiser notes any sign of infestation, which in a county with this much termite pressure happens often enough that most FHA buyers order one regardless. Conventional buyers frequently request one too, lender or no lender, because nobody wants to close on a house and learn six months later that the sunroom addition is hollow.
Miami-Dade, Broward, Palm Beach, and Monroe carry the highest drywood termite pressure in the state. UF/IFAS researchers project that roughly half of South Florida's structures will be at risk of subterranean termite infestation by 2040. Miami's year-round warmth means colonies never go dormant the way they do up north. There's no winter here to slow them down.
A standard single-family inspection runs $75 to $200, with most Miami-Dade companies landing around $125. It's a small line item next to a multi-million dollar closing, and it moves fast: most inspectors can get out within a few days and hand you a report the same afternoon. The catch is timing. Lenders generally want the report dated within 30 days of closing, sometimes less. Order it too early in a slow-moving deal and you'll pay for a second one. Order it as part of your pre-listing prep, months before you have a buyer, and it won't count for anything at the closing table.
Construction era matters here more than most sellers assume. Most of southern Miami-Dade was built on concrete block and stucco, which holds up fine against subterranean termites chewing through the slab. But CBS construction still has wood everywhere an inspector checks: roof trusses, fascia boards, window and door frames, any wood-frame addition tacked onto the back of the house in the 1990s. The 1920s Old Spanish homes scattered through Coral Gables carry more exposed wood than that, which is part of why WDO history comes up so often on those listings specifically.
If the Report Comes Back Dirty
Here's where it gets real. If the inspector finds live activity, evidence of past infestation, or damage, that goes on the report. Florida law requires you to disclose it to the buyer whether they ask or not. That's the Johnson v. Davis standard, the same rule behind nearly every material-defect fight in this state. Hiding it doesn't make it go away. It just moves the fight from before closing to after, with your name on it.
Most of the time this isn't a deal-killer. Treatment runs anywhere from a few hundred dollars for a spot treatment to several thousand for whole-structure tenting, and buyers looking in Coral Gables and Pinecrest are used to seeing older homes with a termite history. What actually derails a deal is timing. A WDO issue that surfaces mid-contract eats into the same 15-day window Florida's AS-IS contract gives buyers to walk away for any reason, no explanation required. If you want the mechanics of that clock, I've written about how the inspection period works for Miami sellers, and it's worth reading before you're staring down a WDO report with three days left to respond.
The smart move, especially on a pre-1990 home in Coral Gables, Pinecrest, or South Miami, is ordering your own WDO report before you list rather than waiting for the buyer's lender to surprise you with one. You control the timeline. You control who does the treatment if there's an issue. And you're not negotiating from a defensive crouch three days before closing.
I walk sellers through this exact call before we put a sign in the yard. If you're not sure whether your home's age or location puts it in the higher-risk category, that's a five-minute conversation worth having before you list.
Frequently Asked Questions
Is a termite inspection legally required to sell a house in Florida?
Not by state law directly, but VA loans require a WDO report on every purchase and FHA requires one whenever the appraiser flags evidence of activity. In practice, that means most Miami-Dade sales get one whether or not the seller orders it first.
How much does a WDO inspection cost in Miami-Dade?
Typically $75 to $200 for a single-family home, with most local companies charging around $125. It's a fast inspection, usually completed and reported back the same day.
How long is a WDO report valid before closing?
Most lenders want the report dated within 30 days of closing. Order it too far ahead of your actual closing date and you'll likely need to pay for a second one closer to the finish line.
Do I have to disclose a termite problem that was already treated?
Yes. Florida's Johnson v. Davis standard requires sellers to disclose known material defects, including past termite activity and treatment history, whether or not the buyer asks directly.
Should I order a WDO inspection before I list my home?
For older homes, especially those built before 1990 in Coral Gables, Pinecrest, and South Miami, it's often worth it. You get ahead of the report the buyer's lender will require anyway, and you're not scrambling to respond within a tight contract deadline if it turns something up.
If you're weighing whether your home's age or location puts it in the higher-risk category, reach out. I'm happy to walk through it with you before you list.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market.
A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.
Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.
As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.
Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.
Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.
If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.