Who can do a termite inspection for a home sale in Ohio?
Ohio requires real-estate wood-destroying insect inspections to be done by a licensed commercial pesticide applicator holding the WDI diagnostic inspection category, known as Category 12. Before adding that category, the inspector must complete mandatory training from Ohio State University Extension. Findings go on the NPMA-33 form under Ohio Administrative Code rule 901:5-11-13.
That rule protects buyers and sellers alike. A handyman, a home inspector without that license category, or a seller's relative cannot produce a valid Ohio WDI report, even if they know what termites look like.
Ask for the inspector's license number when you book or when the company calls to confirm. The Ohio Department of Agriculture's Pesticide & Fertilizer Regulation Section licenses applicators and can confirm a license if you want to check it yourself.
What does the NPMA-33 report cover, and what does it leave out?
The Ohio WDI inspection covers four groups: termites, carpenter ants, carpenter bees and reinfesting wood-boring beetles. The report notes visible insects, damage, evidence of past treatment and areas that could not be inspected. It does not cover mold or wood rot, and it is not a structural assessment, so pair it with a general home inspection.
A clean report means no evidence was visible in the areas the inspector could reach that day. It is not a promise that nothing is hidden behind paneling or under carpet, and the form lists those blind spots so everyone knows what was and was not seen.
- Covered: termites, carpenter ants, carpenter bees and reinfesting wood-boring beetles
- Covered: visible damage and signs of earlier treatment, such as patched drill holes or bait stations
- Noted: areas blocked by finished walls, stored items, insulation or locked doors
- Not covered: mold, wood rot, moisture problems on their own, or structural soundness
Does Ohio law require a termite inspection to sell a house?
No Ohio law requires a WDI inspection for every home sale. Lenders and purchase contracts decide whether one is needed, and buyers often add one as a contingency. What state rules do control is who may perform the inspection and that findings go on the NPMA-33 form, often called a termite inspection or termite letter.
Whatever the paperwork calls it, a termite letter, a termite clearance or a WDI, the document in Ohio is the NPMA-33 report. Agents usually know which version the lender expects and when it is due.
Book early. Spring listing season overlaps swarm season, and a closing date can arrive quickly once an offer is signed. Scheduling as soon as the contract is accepted leaves time to treat and document anything that turns up.
How should I get a Avon house ready for a termite inspection?
Give the inspector a clear view of the foundation and framing. Pull storage a foot or two away from basement and garage walls, open the crawlspace hatch and attic access, unlock sheds and detached garages, and move cars if they block the garage walls. Secure pets before the visit starts.
In a finished basement, the unfinished utility room matters most. That is where the foundation, sump and sill plate are usually still visible.
- Clear the area around the sump pit, water heater and furnace
- Move boxes off the walls of unfinished storage rooms
- Unlock the crawlspace door, attic hatch, barn or detached garage
- Have past termite treatment paperwork handy if you have it
- Point out any spot where you saw wings or tubes
What happens if the inspector finds termites during a sale?
The NPMA-33 report records the finding, and the buyer and seller usually negotiate who pays for treatment. The technician can explain whether the activity looks live or old and give a treatment price. Nothing is applied during the inspection unless the person responsible for the house approves it in advance.
Old damage with no live insects is common in older homes that were treated years ago. Treatment records from the seller help the inspector read what is there, and a contractor should assess any wood that needs replacing.
If treatment happens before closing, the written service report shows what was applied and where. Lenders and buyers often ask for that paperwork, so keep a copy with the closing documents.
