Selling your Acworth home? One small document can make or break your closing timeline: the termite letter. In Georgia’s termite‑prone climate, lenders and buyers often ask for proof that your property is clear of active wood‑destroying organisms. If you know what to expect and prepare early, you can prevent last‑minute delays and keep your sale on track.
This guide explains what a Georgia termite letter is, when you may be asked to provide it, what common findings mean, and how to prep your home the smart way. You’ll also get a simple checklist and timeline you can follow in Cobb County. Let’s dive in.
What a Georgia termite letter is
A “termite letter” in Georgia is commonly called a Wood Infestation Inspection Report. A licensed structural pest inspector evaluates your home for wood‑destroying organisms like subterranean termites and carpenter ants, looks for visible damage, and notes any conditions that could invite problems. The report typically states whether active infestation was found, whether there is visible damage, and what treatments or repairs are recommended.
Only licensed pest control operators regulated by the Georgia Department of Agriculture’s Structural Pest Control program should issue the official report used in real estate transactions. If treatment is needed and completed, the company may provide a follow‑up clearance stating there is no active infestation or outline any needed reinspection.
When Acworth sellers are asked for one
- Lender requirement. Many mortgage lenders request a wood‑infestation inspection in termite‑active regions. FHA and VA loans commonly require a termite or WDO inspection, and some conventional lenders do as well depending on underwriting.
- Buyer inspection contingency. Even when a lender does not require it, buyers often request a wood‑infestation report during the inspection period.
- Local custom. In north Georgia, it is common to provide a recent report or a pre‑listing inspection to reduce surprises during escrow.
If you wait until the buyer orders it, you may face treatment and repair timelines during escrow. A pre‑listing approach gives you more control and helps you avoid rushed decisions.
A simple pre‑listing plan
Aim to schedule a pre‑listing wood‑infestation inspection 2 to 4 weeks before you go on the market. That window gives you time for any treatment, repairs, and reinspection.
Follow this checklist:
- Order a pre‑listing inspection from a licensed Georgia structural pest control company. Request a written report suitable for lenders.
- Ask what a “clearance” or “satisfactory letter” means in their format and whether lenders will accept it.
- If the inspector finds active infestation or significant damage:
- Get a written treatment plan with timeline.
- Obtain contractor estimates for any structural repairs noted.
- Ask about reinspection after treatment and whether a transferable bond or warranty is available.
- Fix conducive conditions around the home to lower risk and buyer objections.
- Keep organized records: the inspection report, treatment invoices, clearance letters, any warranties, and photos of completed repairs.
How to read common findings
Active subterranean termites
These are the most common in Georgia. Inspectors may see mud tubes, live termites, or damaged galleries. Expect a treatment plan, which could include localized liquid applications, trenching around the foundation, or a baiting system. Many lenders will want proof of treatment and a follow‑up inspection.
Past damage without active infestation
You might see a note about historical termite activity with no current live termites. You may not need treatment for the past activity, but you could still need repairs if any structural members are compromised. Lenders sometimes require repairs and documentation by a licensed contractor.
Other wood‑destroying organisms
Carpenter ants, less common drywood termites, and wood‑decay fungi can also appear. Treatment varies by species and severity. Drywood termites are less common in Georgia and fumigation is less typical here, but your pest professional will recommend the right approach if needed.
Conducive conditions
Reports often include issues that invite termites or moisture, such as wood‑to‑soil contact, excessive mulch against the foundation, leaking gutters, poor grading, or vegetation touching the siding. Addressing these items is usually straightforward and helps your home show better.
Typical remedies and what they mean for closing
- Localized treatment or baiting. Often used for subterranean termites. Ask for a written treatment certificate and reinspection plan.
- Structural repairs. If the inspector notes damage, you may need a licensed contractor to repair or replace affected wood. Keep all receipts and photos.
- Clearance or reinspection. After treatment and repairs, many companies issue a clearance stating no active infestation was observed at reinspection. Some lenders require this before closing.
- Transferable bonds or warranties. Many pest companies offer annual warranties or monitoring programs that can transfer to the buyer. These can add peace of mind and sometimes satisfy lender concerns.
Reduce risk before the inspection
Do these simple maintenance actions to lower the chance of a red flag on your report:
- Eliminate wood‑to‑soil contact. Keep siding and deck posts at least several inches above the soil, and remove wood debris near the foundation.
- Control moisture. Fix plumbing leaks, clear gutters, and make sure downspouts direct water away from the house. Grade soil so water flows away from the foundation.
- Manage mulch and landscaping. Keep mulch pulled back from the foundation and avoid piling it against exterior wood. Trim shrubs and branches away from siding.
- Ventilate crawlspaces. Ensure vents or encapsulation and insulation are appropriate to manage humidity.
- Maintain a bond or monitoring plan. If you already have a termite bond or monitoring system, keep it active and gather the paperwork for buyers.
Timeline and cost overview in Cobb County
Here is a practical schedule to keep your sale moving:
- Pre‑listing inspection: 2 to 4 weeks before listing. This window allows time to treat, repair, and reinspect if needed.
- Treatment scheduling: usually 1 to 7 days depending on company availability and scope.
- Reinspection: often 1 to 3 weeks after treatment, depending on the method and company policy.
- Repairs: minor carpentry could take a few days; larger structural work may take longer. Coordinate early to avoid delays.
Cost ranges vary by provider and scope:
- Inspection: commonly a modest fee, often under a couple hundred dollars.
- Treatment: localized or baiting programs can range from a few hundred to a few thousand dollars depending on extent. Heavier infestations and major repairs cost more.
- Warranties or bonds: pricing varies by provider and coverage level.
Request at least two local quotes from licensed providers and confirm timelines in writing.
Questions to ask your pest company and contractors
- Are you licensed by the Georgia Department of Agriculture, and what is your license number?
- Do you issue a standard Georgia wood‑infestation report suitable for lenders?
- If treatment is needed, what method will you use, what does it cover, and what is the timeline?
- Will you provide a written clearance after treatment? Is a transferable bond or warranty available, and what are the terms?
- Can you share proof of insurance and local references?
- For repairs: are you licensed for structural work, and will you provide a written scope with photos and a completion letter?
Documents to organize for buyers and lenders
- The original wood‑infestation inspection report.
- Treatment invoices and a treatment certificate.
- Any clearance or reinspection letters.
- Termite warranties or transferable bonds and their terms.
- Contractor invoices and photos of completed repairs.
Strategy choices: treat now or later?
- Pre‑listing treatment and repairs. This can speed closing and give you control over providers and warranties. It also positions your listing as move‑in ready.
- Wait for buyer direction. Some buyers prefer to choose their own inspector or contractor. They may ask for credits instead of repairs. Keep in mind that lenders may still require completion of certain repairs or proof of clearance before funding.
Discuss these options with your agent based on timeline, budget, and your target buyer pool.
Local insight for Acworth sellers
North Georgia’s humid climate is favorable to subterranean termites, and real estate professionals in the Atlanta metro often expect either a current wood‑infestation report or proof of an active bond during transactions. If you follow a 2 to 4 week pre‑listing plan, fix conducive conditions, and keep clean documentation, you will lower the risk of surprises and support a smoother appraisal and underwriting process.
Next steps
If your Acworth sale is on the horizon, schedule your pre‑listing inspection, tackle simple moisture and landscaping fixes, and line up reputable providers for any needed treatment or repairs. Keep your paperwork organized so you can respond quickly to buyer and lender requests. When you handle termites proactively, you protect your timeline and your sales price.
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FAQs
What is a Georgia wood‑infestation report in a home sale?
- It is a written inspection by a licensed structural pest professional that notes any evidence of wood‑destroying organisms, visible damage, and recommended treatments or repairs. Lenders and buyers often request it in Georgia.
When should I schedule a termite inspection before listing in Acworth?
- Book it 2 to 4 weeks before you list. That window gives you time for treatment, repairs, and reinspection if needed, which helps you avoid last‑minute delays in escrow.
Do FHA or VA loans require termite letters in Georgia?
- These loan programs commonly require a termite or WDO inspection in termite‑prone areas. Specific requirements vary by lender and loan program, so confirm early in the process.
What happens if the inspection finds active termites during escrow?
- Your pest company will outline a treatment plan. Complete any required repairs, then obtain a reinspection or clearance letter and provide documentation to the buyer and lender.
Who is allowed to issue the termite letter in Georgia?
- Only licensed pest control operators regulated by the Georgia Department of Agriculture’s Structural Pest Control program should issue the official report used for real estate transactions.
Are transferable termite bonds helpful to buyers and lenders?
- Yes. Many companies offer transferable bonds or monitoring programs that can reassure buyers and may satisfy certain lender concerns. Always verify what your buyer’s lender will accept.
