VA Loan Termite Inspection Requirements

When a VA Loan Requires a Termite Inspection

The VA doesn’t require a termite inspection on every purchase. The requirement depends on where the property sits. The VA uses a termite infestation risk map to identify areas rated “moderate to heavy” or higher. In those areas, a wood-destroying insect report using the NPMA-33 form must be on file before the VA appraiser can issue the Notice of Value, or NOV. The loan can’t move forward without it.

Most of the Southeast triggers the requirement automatically. So do states like California, Arizona, Illinois, Ohio, and Texas. Florida falls in this statewide category. Colorado is different. The VA identifies specific counties within Colorado where the inspection is required on its local requirements page, rather than applying it to the whole state. We cover both in detail below.

Understanding how VA loans work and what the VA checks before approving a property helps buyers prepare for these steps before they’re under contract. The inspection requirement applies to VA purchase loans and cash-out refinances. VA Streamline Refinances, also known as IRRRLs, are generally exempt because they don’t require a new appraisal. One exception: if you’re paying discount points to buy down the rate on an IRRRL, the exemption may not apply. Confirm this with your lender.

The National Pest Management Association estimates termites cause more than $5 billion in property damage annually. That’s the real reason this requirement exists. 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.

What the NPMA-33 Inspection Covers

The inspector completes a standardized form called the NPMA-33, the Wood-Destroying Insect Inspection Report. This is not a general home inspection report. It’s a specific form recognized by the VA and required for all VA loan inspections in applicable areas. 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, including 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 uses this report to confirm the property meets its Minimum Property Requirements before the loan moves forward.

The NPMA-33 report is valid for 90 days. If your closing is delayed past that window, the report expires and you’ll need a new inspection. We see this happen when contract renegotiations or title issues push closing past the original timeline. Budget for this possibility if your transaction has any uncertainty built into it.

The inspection applies to single-family homes, townhomes, and ground-level condos. Upper-floor condo units with no soil or foundation exposure may be exempt. Confirm that with your lender before assuming your unit qualifies. This is the kind of detail that gets missed when buyers try to navigate the process alone, and the stakes of getting it wrong show up at the worst possible moment, during the appraisal queue.

Who Pays for the VA Termite Inspection

The seller traditionally pays for the VA termite inspection. Since June 2022, VA guidelines also allow the borrower to pay for it when needed to move a deal forward. In most transactions, the seller still covers the cost. But if a seller refuses or holds leverage in the negotiation, buyers now have the option to step in without jeopardizing the loan.

The inspection typically costs between $100 and $200. For most VA purchases, this is a routine negotiation item. The real problem is that some real estate agents and even some lenders still tell buyers the old rule applies. If you hear that “the buyer can never pay for the termite inspection,” that’s no longer accurate. Both sides have flexibility now, and knowing that has saved deals that would otherwise have stalled over a minor cost.

If you’re working with a Colorado mortgage broker or shopping in a competitive market, discuss the termite inspection payment during offer negotiations, not after you’re under contract. It’s a small cost. Treating it as an afterthought creates friction at exactly the wrong time.

Colorado VA Termite Inspection Requirements: The 2025 Rule Change

Since July 1, 2025, the VA requires a wood-destroying insect inspection in 43 of Colorado’s 64 counties. Before that date, Colorado was largely exempt. The VA’s prior guidance indicated an inspection was only needed when an appraiser observed visible evidence of infestation or conditions likely to attract pests. Buyers, agents, and lenders across Colorado operated under that assumption for years.

The VA updated its Local Requirements by State page in 2025, adding Colorado to the list of states with mandatory county-level WDI inspection requirements. The change was not announced through a formal VA circular. Many professionals in the Colorado market discovered it through social media and news coverage in late June and early July 2025. The confusion that followed caused delays on active transactions across the state.

The rule applies to VA purchase loans and cash-out refinances where the Notice of Value is dated on or after June 25, 2025, and the loan closes on or after July 21, 2025.

Colorado has 64 counties. The VA requires a WDI inspection in 43 of them. That means 21 Colorado counties are not on the required list, including Denver, Jefferson, Adams, Boulder, and Weld. If you’re buying in those counties and your appraiser doesn’t observe any signs of pests, a termite inspection is not automatically required. But if your property is in any of the 43 required counties, the inspection must be done and on file before the VA can issue the NOV.

The counties not required are largely the Denver metro and northwest Colorado, areas at higher elevation with drier conditions that generally carry lower termite risk. The required counties are concentrated in eastern Colorado, southern Colorado, and the western slope, regions where termite activity is more common.

In the counties where no automatic requirement exists, the inspection can still be triggered if the VA appraiser observes visible infestation, prior damage, or conditions that could attract wood-destroying insects. “Appraiser-triggered only” doesn’t mean the inspection can never be required in those counties. It means it isn’t required upfront for every transaction.

Florida VA Termite Inspection Requirements: All 67 Counties

Florida works differently from Colorado. In Florida, the VA requires a termite inspection for all VA purchase loans and cash-out refinances, statewide, in every county. There is no county-specific list for Florida. The inspection requirement applies whether you’re buying in Miami-Dade, Escambia, Collier, or any of the other 64 counties.

This has been the rule in Florida for years, long before the 2025 Colorado changes. Florida is one of the highest-risk states in the country for both subterranean and Formosan termites, and the climate in most of the state makes year-round termite activity possible. If you’re buying in Florida with a VA loan, expect the termite inspection to be part of your transaction from the start.

If you’re working with a Florida mortgage broker, the NPMA-33 requirement should already be built into your purchase timeline. The 90-day validity window applies in Florida the same as everywhere else. Schedule the inspection early and confirm when the report will be delivered so there’s no gap between the inspection and the appraisal order.

What Happens If the Inspector Finds Pests

Finding evidence of termites or damage doesn’t automatically end the deal. It adds steps. Here’s what the process looks like when an inspection comes back with a problem.

If the report shows active infestation or structural damage, the VA won’t issue a clear Notice of Value until someone treats the property and addresses any required repairs. The seller typically covers treatment and structural repair costs. After the work is complete, a licensed professional must issue a clearance report confirming the job is done. Only then can the VA move forward with the NOV and the loan proceed toward closing.

Prior damage without an active infestation sometimes follows a different process. 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 review the report together to determine what the VA needs in that specific situation. This is exactly where having an experienced understanding of VA approval factors matters. The outcome depends on the severity of the damage and whether it affects structural integrity. A lender who handles VA loans regularly knows how to read the report and what to request from the inspector.

Common Mistakes to Avoid

Questions to Ask Your Lender

• Is my specific county and property address on the VA’s required WDI inspection list?
• Does the inspection need to be completed before the appraisal is ordered, or can it run at the same time?
• If the seller refuses to pay for the inspection, can I cover it without affecting my loan eligibility?
• If the report shows prior damage but no active infestation, what documentation does the VA need to accept the property?
• If closing is delayed past 90 days, what does a new inspection cost and how long does it take to schedule?
• Does my loan type (IRRRL vs. purchase) change whether a termite inspection is required?