When VA Requires a Termite Inspection

The Geographic Trigger

The VA doesn't require a termite inspection on every purchase. The requirement depends on where the property sits. Areas labeled "moderate-to-heavy" termite risk by the VA trigger the inspection requirement. This covers most of the Southeast, large parts of the Midwest, California, and now specific Colorado counties. If the property is in a low-risk area, no inspection is needed.

The VA's minimum property requirements (MPR) are at the core of this rule. The VA program exists to help eligible servicemembers and veterans buy safe, sound homes. Wood-destroying pests like termites, carpenter ants, and wood-boring beetles can cause serious structural damage without any visible signs. A standard VA appraisal won't detect active infestation. So the VA requires a separate pest inspection in higher-risk areas to protect both the buyer and the loan guaranty. You can learn more about how VA home loans work and what the VA checks before approving a property.

Why the Timing of This Inspection Matters

Termites and wood-destroying insects cause an estimated $5 billion in property damage in the US each year, according to the National Pest Management Association. That's the real reason this requirement exists. But from a transaction standpoint, the timing of the inspection matters just as much as the result. The pest report must be completed and on file before the VA appraiser can issue the Notice of Value (NOV). Buyers who wait until after they're under contract to schedule the inspection often cause unnecessary delays at the most critical point in the process.

The inspection requirement applies to VA purchase loans in designated risk areas. It does not apply to upper-floor condos with no ground contact, though your lender should confirm this for your specific property.

What the Inspection Covers

The NPMA-33 Form

The inspector completes a standardized report called the NPMA-33. This is the Wood-Destroying Insect Inspection Report. It's a specific form recognized by the VA, not a generic home inspection report. The inspector checks for four main types of wood-destroying organisms: subterranean termites, drywood termites, carpenter ants, and wood-boring beetles.

The inspector examines accessible areas of the home — crawl spaces, attics, foundation wood, window frames, and other areas where pests typically establish colonies or cause damage. Any evidence of active infestation, prior damage, or conditions that could attract pests gets documented on the form. The VA then uses this report to confirm the property meets its MPR before the loan moves forward.

Validity Window and Property Types

The NPMA-33 report is valid for 90 days. If your closing is delayed and the report expires, you'll need a new inspection. We see this happen in transactions where there are contract renegotiations or title issues that push closing past the 90-day mark. Budget for this possibility if your timeline is uncertain.

The inspection requirement applies to single-family homes, townhomes, and ground-level condos. Upper-floor condo units with no soil or foundation exposure may be exempt, but confirm that with your lender before assuming you're in the clear. Rules around condo eligibility for VA loans carry their own nuances, and a pest inspection question is often part of a larger property eligibility conversation. This is the kind of detail that gets missed when buyers try to navigate the process alone.

Who Pays for the VA Termite Inspection

The seller has traditionally paid for the VA termite inspection. The VA historically prohibited buyers from paying for it. That rule changed in June 2022. Borrowers can now pay for the inspection if that's what it takes to move the deal forward, per updated VA guidance. In practice, the seller still pays in most transactions. But if a seller refuses, or if you're in a competitive market where the seller holds leverage, buyers now have the option to cover the cost themselves.

The inspection typically runs between $50 and $200. For most VA purchases, this is a straightforward negotiation item. It's worth knowing that some real estate agents and even some lenders still recite the old rule that "the buyer can never pay." That's no longer accurate. If a deal is at risk over who covers a $100 inspection, both sides now have flexibility to solve it.

"We still see agents tell buyers they can't pay for the termite inspection. That rule changed back in 2022. When a deal is close to falling apart over a $75 inspection fee, both sides need to know they have options. The buyer can step in and pay it. That flexibility exists now, and using it has saved more than a few of our closings."

Reed Letson, Owner, Elevation Mortgage

If you're working with a Colorado VA lender or shopping for a home in a competitive market, discuss the termite inspection payment upfront during offer negotiations. It's a small cost. Treating it as an afterthought can create friction at the wrong moment.

What Happens If the Inspector Finds Pests

Finding evidence of termites or damage doesn't automatically kill the deal. But it does add steps. Here's what the process looks like when the inspection comes back with a problem.

If the report shows an active infestation or structural damage from wood-destroying insects, the VA won't issue a clear Notice of Value until the property is treated and repaired. The seller is typically responsible for paying for treatment and any structural repairs required. After the work is complete, a licensed professional must return to issue a clearance report confirming the infestation is resolved and the damage is repaired. Only then can the VA move forward with the NOV and the loan can proceed toward closing.

Prior damage without an active infestation can sometimes be handled differently. If a professional confirms the damage is old and the structure is still sound, the VA may accept documentation to that effect. Your lender and the appraiser will review the report together to determine what steps the VA requires. The specific outcome depends on the severity of the damage and whether it affects the structural integrity of the home.

VA Termite Inspection Requirements in Colorado

The 2025 Rule Change

Colorado added a significant new requirement in mid-2025. A Wood-Destroying Insect inspection using the NPMA-33 form is now mandatory for VA purchase loans in specific Colorado counties. This requirement applies when the VA Notice of Value is issued on or after June 25, 2025, and the loan closes on or after July 21, 2025.

Before this change, many Colorado counties were not in a designated inspection zone. Buyers and agents who had closed VA loans in Colorado before 2025 may still operate under the assumption that a termite inspection isn't needed. That assumption is now wrong for a significant portion of the state.

IRRRL Exemption and Florida Context

VA Streamline Refinances, also known as IRRRLs, are generally exempt from the termite inspection requirement in Colorado. If you're refinancing an existing VA loan, this step likely doesn't apply. Confirm with your lender, but in most cases, the inspection is a purchase-only requirement.

For Florida VA buyers, termite inspections have long been standard practice. Florida is one of the highest-risk states in the country for subterranean and Formosan termites. If you're buying in Florida with a VA loan, expect the inspection to be part of the process regardless of which county the property sits in. The NPMA-33 form requirement is the same, and the 90-day validity window applies equally.

Common Mistakes to Avoid

Three Patterns We See Repeatedly

Waiting to schedule the inspection. The inspection must be completed before the VA appraiser can issue the Notice of Value. Buyers who treat it as an afterthought often find themselves waiting on an inspector while their appraisal sits in a queue. Schedule the inspection the same week you go under contract.

Assuming the requirement doesn't apply. The most common version of this mistake is Colorado buyers who closed a VA loan before 2025 and assume the rules haven't changed. They have. Confirm whether your specific county and property address fall inside the mandatory zone before you write an offer.

Assuming the report is still valid. If your closing gets delayed past 90 days from the inspection date, the report expires. You'll need a fresh inspection. We've seen buyers surprised by this cost late in a transaction, especially when a closing delay was caused by something unrelated to the inspection itself.