WDI Reports Explained: What Westchester Realtors Need to Know

Why Realtors Need to Understand WDI Reports

Real estate transactions in Westchester County often hinge on the details found in inspection reports. We know that for you, a Wood Destroying Insect (WDI) report is more than just paperwork. It is a critical document that can either smooth the path to closing or bring negotiations to a grinding halt.

The stakes here are high. Westchester’s market features a median home price hovering around $850,000 and an inventory of older, historic homes. These properties are beautiful, but they are also highly susceptible to wood-destroying organisms.

Our team sees thousands of these reports annually. We recognize that your ability to interpret findings accurately is essential for managing client expectations. A realtor who can distinguish between a minor carpenter bee issue and a major termite infestation adds immense value to the transaction, and knowing the right pest control partner makes all the difference.

This guide provides the specific insights you need to handle NPMA-33 reports with confidence.

Understanding the NPMA-33 Form

The NPMA-33 is the industry-standard form required by most lenders, including for FHA and VA loans. We use this specific format to ensure clarity and uniformity across the country. Breaking down the sections reveals exactly what lenders and attorneys are looking for.

Section I: Infestation (Visible Evidence)

This section is the red flag area. It documents whether active insects were found at the time of inspection. We check for four primary organisms common in the Northeast:

1. Subterranean Termites: Look for mud shelter tubes on foundations, live workers, or discarded wings (swarmers).
2. Carpenter Ants: Indicators include trailing ants, sawdust-like shavings (frass) with insect parts, or faint rustling sounds in walls.
3. Carpenter Bees: Round, half-inch holes in unpainted wood, often accompanied by yellow staining on siding.
4. Powder Post Beetles: Small exit holes in unfinished wood (like joists) with fine, flour-like powder beneath them.

The Transaction Impact: A “Yes” in this section effectively freezes the mortgage approval process. Lenders almost always require treatment and a clean bill of health before funding.

The Financial Reality: Not all checkmarks cost the same. Treating a carpenter bee infestation might cost $250 to $450. Our data shows that a full subterranean termite remediation in Westchester typically ranges from $1,200 to over $3,500 depending on the home’s square footage and foundation type. Knowing this difference helps you prepare your client for the potential credit request.

Section II: Damage (Visible Evidence)

This section records damage from past or present activity. We often find old termite damage in the sill plates of 1920s Colonials even when no active termites are present.

The “So What” for Realtors: Section II findings are tricky because they raise questions about structural integrity. The report will state that damage exists, but a pest control inspector cannot legally determine if the wood is structurally sound.

Actionable Advice: If the damage is described as “hollow” or “extensive” in main support beams, recommend a structural engineer immediately. For minor surface etching on a window frame, a licensed contractor can usually handle the repair cosmetically.

Section III: Previous Treatment

This area documents evidence that the home has been protected in the past. We look for:

• Drill holes in concrete slabs or foundation blocks.
• Plastic bait station caps flush with the soil around the perimeter.
• Service stickers on the electrical panel or boiler.

Why This Matters: Evidence of treatment is generally a positive sign of maintenance. A warranty might still be in effect. We always suggest asking the seller for the most recent renewal documents. Transferring an existing warranty is a fantastic closing gift that costs the seller nothing but provides the buyer with peace of mind.

Section IV: Conditions Conducive to WDI

This section outlines risk factors rather than active problems. Westchester’s specific geography and architecture make certain findings very common here.

Top Conducive Conditions in Our Region:

• Earth-to-Wood Contact: This is the number one issue. We frequently see deck posts buried in soil or wood siding extending below the grade line.
• Moisture Issues: Heavy clay soil and rock outcroppings in towns like White Plains or Yonkers often force water toward the foundation.
• Dense Vegetation: Ivy growing on stucco or heavy mulch touching the siding traps moisture against the structure.
• Inaccessible Crawl Spaces: If we cannot see the framing, we cannot guarantee it is safe.

How to Handle This: These findings rarely justify a price reduction. They are maintenance items. We advise framing these as a “to-do list” for the new homeowner to prevent future issues, rather than a defect of the property.

Section V: Limitations

This section lists areas that were blocked or unsafe to enter. We cannot inspect what we cannot see.

The Hidden Risk: A report listed as “Clear” but with “Heavy obstruction in basement” in Section V is not truly clear. It just means no bugs were visible in the 30% of the basement we could access.

Pro Tip: Encourage sellers to pull storage items at least two feet away from foundation walls before the inspection. This simple step reduces the limitations listed on the report and increases buyer confidence.

Advising Your Buyers

When the Report Is Clear

A clear report is excellent news, but it is not a lifetime guarantee. We emphasize to buyers that insects are part of the natural environment in New York.

• The Reality Check: A clear report means no visible evidence was found today.
• The Next Step: Recommend they set up a preventive maintenance plan.
• The Benefit: It is much cheaper to prevent termites than to repair the damage they cause later.

When Activity Is Found

Discovering termites does not mean the deal is dead. We handle these situations daily and most are resolvable.

Finding Type	Urgency Level	Typical Resolution
Carpenter Bees	Low	Spot treatment and sealing holes.
Carpenter Ants	Medium	Exterior perimeter treatment and interior baiting.
Termites (Localized)	High	Targeted liquid treatment or bait station installation.
Termites (Structural)	Critical	Full treatment plus contractor evaluation for repairs.

Negotiation Strategy: Get a firm quote immediately. We recommend asking for a credit equal to the treatment cost plus one year of warranty coverage. This ensures the buyer is protected if the issue persists after closing.

When Damage Is Found Without Activity

This often causes the most confusion. We see deals stall because parties argue over “old” damage.

1. Verify the History: Ask if there is paperwork proving previous treatment.
2. Assess the Scope: Is it a single stud or the main carrying beam?
3. Get a Number: Bring in a contractor to price the repair.

Advising Your Sellers

The Pre-Listing Advantage

Waiting for the buyer’s inspector to find termites is a gamble that rarely pays off. We strongly advocate for pre-listing inspections.

Why It Wins:

• Control: The seller chooses the vendor and the price for treatment.
• Speed: The issue is resolved before the first open house.
• Trust: Presenting a “Clear” report (with proof of recent treatment) disarms a nervous buyer.

Preparing the Home

Help your sellers pass the inspection by prepping the environment. Our inspectors appreciate clear access.

• Clear the Perimeter: Trim bushes back 12 inches from the exterior walls.
• Open the Walls: Ensure the inspector can get to the electrical panel and water meter area.
• Lift the Clutter: In finished basements, lift boxes off the floor where possible.

Clearance Letters and Closing Timelines

Understanding the Clearance Letter

A clearance letter is the “golden ticket” for closing. It states that the property has been treated and is now free of active infestation. We issue these after the treatment is completed and verified.

Timing Your Closing

Different treatments have different timelines. This is a crucial detail that many agents overlook until the last minute.

The Sentricon vs. Liquid Dilemma:

• Liquid Treatments: These kill termites quickly upon contact. We can often issue a clearance letter within days of the application.
• Bait Stations (Sentricon): These rely on termites taking bait back to the colony. Colony elimination can take months.

The Strategic Choice: If you have a closing in two weeks, a liquid treatment is often the necessary choice to satisfy the lender immediately. If you have time, baiting systems are an excellent long-term solution. Advise your client based on their closing calendar.

Building a Reliable Partnership

You need a partner who understands the urgency of a real estate contract. We know that a slow report or a missed appointment can jeopardize a sale.

What to Look For:

• Responsiveness: Can they get out there tomorrow?
• Clarity: Do they explain the difference between a mud tube and a water stain?
• Licensing: Are they fully insured and licensed in New York and Connecticut?

Your Trusted Real Estate Partner

Pristine Pest serves as the premier real estate pest inspection partner for real estate professionals throughout Westchester County. We provide thorough NPMA-33 inspections with a standard 24-hour report delivery to keep your transaction moving.

Our team understands the nuances of local real estate. We offer both advanced baiting systems and traditional liquid barrier treatments, allowing us to tailor the solution to your client’s closing timeline and environmental preferences. All our full treatments come with transferable warranties that add value to the home.

Whether you need a pre-listing checkup to avoid surprises or a rush inspection for a buyer, we are ready to help. Call us at to schedule your inspection. Secure your closing with accurate, timely data.