Subterranean termites are common in the Phoenix area and can reach homes through tiny cracks in a slab, building mud tubes to get to wood. When a home is sold, buyers often order a Wood Destroying Insect Inspection Report, a state form completed by a licensed pest control company. If termites are found, treatment usually comes with a warranty. Read the report closely, ask about past treatments and any transferable warranty, and keep up with treatment after you move in.
A lot of people are surprised to learn that termites are common in Arizona. Our homes are mostly block or frame on a concrete slab, and the desert is dry, so it seems like termites shouldn't be a problem. They are. The most common kind here lives underground and is very good at finding its way into a house.
Here's what to know whether you're buying, selling or already own.
The termites we see most
Subterranean termites are the ones most Arizona homeowners deal with. The Arizona Department of Agriculture explains that unlike drywood termites, subterranean termites live underground and travel through mud tubes to find wood, and they'll travel considerable distances to reach it, as described in its guidance for Realtors. They can get into a home through small cracks in the slab, along plumbing openings and at expansion joints.
Signs to look for
| What you might see | Where to look |
|---|---|
| Mud tubes about the width of a pencil | On foundation walls, garage walls and inside cabinets |
| Damaged baseboards or door frames | Wood that sounds hollow or crumbles |
| Discarded wings | Near windows and doors, often after a rain |
| Bubbling paint or drywall | Lower walls, especially in the garage |
The garage is often the first place they show up, because the walls and the slab edge are easy to see there.
The state's termite inspection report
When a home is sold, buyers often order a Wood Destroying Insect Inspection Report, commonly called a WDIIR. It's a form from the Arizona Department of Agriculture's Pest Management Division, completed by a licensed pest control company. You can see the department's information about it on its WDIIR page. The form includes a place for a VA, HUD or FHA case number, and many lenders on those loans require one.
The report notes whether the inspector found evidence of wood destroying insects, any damage, any areas that couldn't be inspected and any past treatment. Read the whole thing, not just the summary. An area that couldn't be inspected because of stored items or finished walls is worth a question.
Active versus past activity
Finding old evidence isn't the same as finding active termites. Many Arizona homes have been treated at some point, and that's normal. What matters is whether there's current activity, whether there's damage that needs repair and whether a treatment warranty is in place. Ask the seller for records of any past treatment and whether a warranty can transfer to you.
What treatment usually involves
Pest control companies treat subterranean termites in a few common ways, including liquid treatments in the soil around and under the home and baiting systems placed around the outside. The right choice depends on the home and the company. Treatments often come with a warranty that can be renewed each year. Ask what the warranty covers, whether it includes repair of new damage or only retreatment, and what the yearly renewal costs.
Get the treatment proposal in writing before work starts. It should name the areas to be treated, the method, the cost and the warranty terms. If you're comparing companies, compare the warranties as closely as the prices, since a cheaper treatment with a weaker warranty may cost more over time. Check that the company is licensed for termite work with the Arizona Department of Agriculture.
New homes get treated too
New construction in Arizona is typically pretreated for termites before the slab is poured or during construction. That treatment doesn't last forever. If you're buying a newer home, ask whether any builder pretreatment warranty still applies and when it ends, and plan on your own inspection and treatment schedule after that.
If you're buying
Order a termite inspection during your inspection period, even on a newer home. If the report shows activity or damage, it's a fair item for the BINSR, whether you ask for treatment, repair of damage, a credit or all three. Ask that any treatment come with a written warranty in your name. More in How to negotiate repairs after an inspection.
If you're selling
Arizona's Seller's Property Disclosure Statement asks about wood destroying insects and past treatments. Disclose what you know and gather your treatment records and any warranty. If you have an active warranty, find out if it transfers to the buyer, because that can make a buyer much more comfortable. See Arizona seller disclosure, what buyers and sellers need to know.
If you already own
Keep firewood, lumber and mulch away from the house. Fix leaks and drainage problems, since moisture near the slab attracts termites. Keep landscaping and irrigation from soaking the foundation. Look in the garage and along the outside walls a few times a year for mud tubes, and if you see them, call a licensed pest control company. Many homeowners keep a yearly termite warranty as ongoing protection.
The bottom line
Termites are a normal part of owning a home in Arizona. They're manageable when you know what to look for, read the report closely and keep a warranty in place.
Send me a message if you'd like help reading a termite report.
Questions, answered.
Are termites common in Arizona?
Yes. Subterranean termites are common in the Phoenix area and can reach homes through small cracks in a concrete slab.
What is a WDIIR?
It's the Wood Destroying Insect Inspection Report, a state form from the Arizona Department of Agriculture completed by a licensed pest control company, often ordered when a home is sold.
Does finding old termite evidence mean I shouldn't buy?
Not necessarily. Many Arizona homes have been treated before. What matters is current activity, any damage and whether a warranty is in place.
Are new homes protected from termites?
New construction is typically pretreated, but that treatment and any warranty don't last forever. Ask when it ends and plan your own inspections.
Can a termite warranty transfer to a buyer?
Sometimes. Ask the seller for the warranty paperwork and check with the pest control company.
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