So, you’re in the home stretch of buying or selling a house in Phoenix. The offer is accepted, the paperwork is moving, and everyone’s counting down to closing day. But before you pop the bubbly, there’s one more box to check: the pest inspection.
And no, it’s not just a formality.
In Arizona, pests like termites, scorpions, and ants are serious business. If they show up during your inspection, they can delay closing, throw off your budget, or even scare off a buyer entirely.
Here’s a straight-up, no-fluff guide on how to prepare for a pest inspection before closing, whether you’re the seller, the buyer, or the real estate agent trying to keep the deal alive.
Why Pest Inspections Matter During Closing
First things first, why is this inspection even happening?
Because no lender wants to finance a home that could fall apart due to termite damage, and no buyer wants to walk into a roach-infested kitchen on move-in day. That’s why pest inspections are typically required before closing, especially in Phoenix, where wood-destroying insects thrive.
Most homes in Arizona will require something called a WDIIR, short for Wood-Destroying Insect Inspection Report. It’s a certified document provided by a licensed pest professional that shows whether pests are present, if there’s any damage, and if the home has been treated.
What Is a WDIIR, and Who Needs One?
If you’re selling or buying a home in Arizona, odds are you’ll need a WDIIR to satisfy the buyer and the lender. This report includes:
- A visual inspection for termites and other wood-destroying insects
- Notes on any damage found
- Evidence of past pest activity or treatments
- Any areas the inspector couldn’t access
Only licensed pest control companies can issue this report, so make sure you’re working with a certified provider.
For Sellers: How to Prep Your Home for the Pest Inspection
If you’re the seller, you want to make this inspection go smoothly, because the faster you get a clean report, the faster you close. Here’s how to get ready:
Clear the perimeter
Inspectors need to check your foundation and exterior walls. Trim back bushes, rake away debris, and remove any items stacked near the house.
Make attic and crawl spaces accessible
Unlock access panels and move storage boxes out of the way. They can’t inspect what they can’t reach.
Tidy up the garage
Piles of cardboard and clutter attract pests. A clean space makes it easier to inspect for entry points or activity.
Fix known leaks or moisture problems
Pests love moisture. If you’ve got a leaky pipe under the sink or a damp corner in the laundry room, fix it now.
Consider a pre-listing pest inspection
If you really want to be ahead of the game, schedule a pest inspection before you list. That way, you can handle any issues before the buyer ever finds out.
For Buyers: What You Should Know About the Pest Inspection
As the buyer, this is your chance to get peace of mind and make sure you’re not inheriting someone else’s pest problems.
- You’re entitled to see the full report. Ask for a copy of the WDIIR.
- Attend the inspection if possible, or have your agent there.
- Don’t be afraid to ask questions, especially if something looks suspicious.
- If pests are found, talk with your agent about who pays for treatment. It’s negotiable.
What Inspectors Look For
Wondering what the pest control company will actually check? Here’s what’s usually on their radar:
- Subterranean termites and termite tubes
- Signs of previous infestations (even if already treated)
- Damaged wood or hollow-sounding walls
- Entry points like foundation cracks and attic vents
- Conditions that attract pests, like standing water, debris, or overgrown landscaping
What Happens If They Find a Problem?
If pests or damage are found, here’s what happens:
- The inspector will document everything in the WDIIR.
- Treatment may be required before closing.
- A clearance letter will be issued once the home is pest-free.
- The buyer and seller may need to negotiate who pays for treatment or repairs.
Don’t panic. These situations are common in Arizona and can often be resolved quickly with the right pest control team.
Quick Pest Inspection Prep Checklist
Here’s a simple checklist you can use:
- Clear clutter near foundation walls
- Provide attic/crawlspace access
- Tidy up the garage and storage areas
- Remove firewood or debris stacked near the house
- Repair leaks or moisture issues
- Schedule the inspection early in escrow
Selling or buying a home in Phoenix?
Pest inspections aren’t something to fear—they’re a smart part of the real estate process, especially in Phoenix. Preparing for one just takes a little time and planning, and it could save you thousands in repairs, delays, or failed deals. Schedule your pest inspection with a licensed local expert today and make sure your closing goes off without a hitch.
Frequently Asked Questions
1. Is a pest inspection required to close on a home in Arizona?
Most of the time, yes. While it’s not legally required by the state, many lenders—especially for FHA, VA, and conventional loans, require a pest inspection before funding the loan. It’s also common practice for buyers to request one.
2. What is a WDIIR, and why do I need it?
WDIIR stands for Wood-Destroying Insect Inspection Report. It’s a detailed report from a licensed pest control company that outlines whether termites or other wood-destroying pests are present, if there’s any damage, and if treatment is needed before closing.
3. Who pays for the pest inspection—buyer or seller?
It depends on your contract and how things are negotiated. In Arizona, either party can pay, but typically the seller pays for the inspection, especially if they’re trying to reassure the buyer and avoid delays.
4. How long does a pest inspection take?
Most pest inspections take about 30 to 60 minutes, depending on the size and condition of the home. Bigger homes or homes with harder-to-access areas may take longer.
5. What should sellers do before the pest inspector arrives?
Sellers should:
- Clear clutter from walls, garages, and the foundation
- Provide access to the attic and crawlspace
- Trim back bushes and move debris away from the house
- Fix any leaks or damp areas
- This makes the inspection quicker and smoother.
6. What happens if pests are found during the inspection?
If pests like termites or signs of damage are found, the seller may need to schedule treatment and get a clearance letter from the pest control company. This is usually required before closing can proceed.
7. Can a pest problem delay closing?
Yes. If a significant pest issue is discovered and not resolved quickly, it can hold up the sale, especially if the lender requires clearance documentation. That’s why early inspection is key.
8. What if I’m buying a home, should I attend the pest inspection?
It’s not mandatory, but it’s a great idea. You’ll get to see problem areas up close, ask questions, and better understand what needs to be fixed. If you can’t attend, ask for the full report and pictures.
9. Do all homes in Phoenix need a termite inspection?
Honestly, yes. Termites are very common in Arizona, especially in older homes or homes with wooden framing. Even if the home looks clean, hidden termite damage could be lurking below the surface.
10. What documents should I keep from the pest inspection?
You should keep:
- The WDIIR report
- Any treatment receipts or documentation
- A clearance letter, if treatment was required
- These documents may be needed by your lender, buyer, or for future resale.
