VA Loan Pest Inspection Requirements in San Antonio 2026: What Buyers and Sellers Need to Know

Last Updated: October 28, 2026 | By Christopher Beal, U.S. Army Veteran & REALTOR

Short answer: Yes. Every VA purchase loan on a Texas home needs a wood destroying insect (WDI) inspection report, because VA lists Texas as a state where WDI information is required statewide. In Texas the licensed inspector reports on the Texas Department of Agriculture's own form, the Texas Official Wood Destroying Insect Report. The veteran may pay for the inspection when the VA Notice of Value requires it, and either party may agree to pay for treatment or repairs. Under the standard Texas resale contract, nobody has to pay for lender-required treatment unless they agree in writing.

Correction, October 28, 2026: An earlier version of this guide said the NPMA-33 was the only acceptable form in Texas, that a VA rule let veterans pay the inspection fee "in any state," that sellers typically pay for treatment, and that the report had to be delivered before the VA appraisal could be finalized. Those statements were wrong or overstated. We also removed cost ranges, a 90-day validity rule and other figures we could not verify from a primary source. The sections below reflect the current VA, Texas Department of Agriculture and TREC sources linked in each section.

Is a VA Pest Inspection Required in Texas?

Yes, for VA purchase loans. VA's appraiser local requirements page (last updated July 11, 2025) lists Texas among the states where wood destroying insect information is required for the entire state.

The rule itself is in the VA Lenders Handbook, VA Pamphlet 26-7, Chapter 12, Topic 33. It works two ways:

• By location. When a property is in an area rated "very heavy" or "moderate to heavy" on the Termite Infestation Probability Map, a WDI inspection report must be required on the NOV for origination appraisals. VA's local requirements page applies this to all of Texas.
• By what the appraiser sees. Appraisers must report apparent evidence of wood destroying insect infestation, fungus growth or dry rot. If infestation or damage is apparent, the appraisal is made subject to a WDI inspection and all damage must be repaired.

In practice that means the WDI report is a condition the appraiser places on the Notice of Value, and the lender clears that condition before the loan can close. It is not optional and it is not something the buyer can waive on a Texas VA purchase.

Refinances: rules for refinances depend on whether an appraisal is ordered and what the NOV says. Ask your lender whether your refinance carries a WDI condition rather than relying on a general rule.

Which Form Is Used for a VA Pest Inspection in Texas?

The Texas Official Wood Destroying Insect Report. Texas Administrative Code Rule 7.176 says real estate transaction inspection reports on the visible presence or absence of termites, other wood destroying insects and conditions conducive to infestation must be made on a form prescribed by the Texas Department of Agriculture (TDA). The form may not be altered, though photos and other supporting documents can be attached as an addendum.

The same rule recognizes that a lender such as the Department of Veterans Affairs may require the results on another form. When that happens, the second form, such as the NPMA-33, supplements the Texas report; it does not replace it. Tell your inspector that the purchase uses a VA loan and ask your lender which forms it wants in the file.

Who can do the inspection: under Rule 7.175, the inspection must be performed by a licensed certified applicator or technician in the Termite and Wood Destroying Insect Control category. A general home inspector's report is a different document and does not stand in for the Texas WDI report.

What Does the Inspector Look For?

The Texas report covers the visible presence or absence of termites and other wood destroying insects, evidence of a previous infestation, visible damage, and conditions conducive to infestation. Typical conducive conditions include wood touching soil, mulch or debris against the foundation, moisture from plumbing leaks and poor drainage.

Inspections are visual. Areas hidden behind finished walls, stored items, insulation or locked spaces may be listed as not inspected, so clear access to the attic, garage walls and any crawl space before the inspector arrives.

Rule 7.175 also limits when the report can recommend corrective treatment on a real estate transaction: there must be visible evidence of an active infestation, or visible evidence of a previous infestation with no evidence of prior treatment.

Separately, if the VA appraiser sees fungus growth or dry rot, Topic 33 requires the appraiser to report it and the damage must be repaired. That is an appraisal condition, so ask your lender how it will be cleared.

Who Pays for the VA Pest Inspection in Texas?

Either party can, and the veteran is allowed to. VA Circular 26-22-11 (June 15, 2022) authorizes, as a local variance, that veterans may be charged wood destroying pest inspection fees where required by the NOV. It also lets veterans pay for any repairs required to meet VA's Minimum Property Requirements, and it encourages veterans to negotiate both costs with the seller.

Because Texas requires the report statewide, the NOV on a Texas VA purchase will normally carry the condition, so the veteran may pay the fee. Whether the buyer or the seller actually pays is a term you negotiate in the offer.

Paperwork: the circular requires an itemized invoice identifying the veteran and the property to support any inspection or repair cost charged to the veteran on the Closing Disclosure. Ask the pest company for an itemized invoice in the buyer's name.

Who Pays for Treatment and Repairs?

Whoever agrees to in writing. The current TREC One to Four Family Residential Contract (Resale), form 20-19 dated 05-04-2026, handles this in paragraph 7:

• 7E, Lender Required Repairs and Treatments: unless otherwise agreed in writing, neither party is obligated to pay for lender-required repairs, which includes treatment for wood destroying insects. If the parties do not agree to pay for them, the contract terminates and the earnest money is refunded to the buyer. If the cost of lender-required repairs and treatments exceeds 5% of the Sales Price, the buyer may terminate and receive the earnest money back.
• 7F, Completion of Repairs and Treatments: unless otherwise agreed in writing, the seller completes agreed repairs and treatments before the Closing Date, using persons licensed to do the work (or commercially engaged in the trade where no license is required), and gives the buyer documentation of the scope of work and payment. Transferable warranties on that work are transferred to the buyer at closing at the seller's expense.

So there is no default that sellers pay. If you are buying, decide before you sign how you want lender-required treatment handled, and put it in writing. If you are selling, know that a VA buyer's lender will require the WDI condition to be cleared, and that under 7E the deal can end if nobody agrees to pay for required treatment.

For a VA loan, any repairs the appraisal requires must be completed before the loan is guaranteed, so plan the work and the paperwork for before closing.

When Should You Order the VA Pest Inspection?

Early in the contract. The WDI report clears a condition on the NOV, and treatment, repairs and documentation take time. Ordering it at the start of the option period, alongside the general home inspection, leaves room to negotiate and finish any work before closing.

1. Contract signed: confirm in writing how lender-required treatment will be handled (TREC 7E).
2. Order the WDI inspection right away: use a TDA-licensed applicator or technician in the termite category and tell them it is a VA loan.
3. Report delivered: the Texas Official Wood Destroying Insect Report, plus any supplemental form your lender asks for, goes to the buyer and the lender.
4. Appraisal: the VA appraiser conditions the NOV on the WDI report and on repair of any apparent damage.
5. Treatment and repairs, if needed: licensed persons complete the agreed work before the Closing Date and provide documentation (TREC 7F).
6. Lender clears the condition: the lender reviews the report, invoices and any follow-up documentation, then the loan can close.

How long a WDI report stays acceptable is set by your lender, not by a VA rule we could confirm. If closing is delayed, ask the lender whether it needs a new report.

What Happens If the Inspector Finds Termites or Damage?

The loan does not automatically fail. A finding starts a negotiation and a repair cycle:

1. Read the report with your agent. Note whether it shows active infestation, previous infestation, visible damage or only conducive conditions.
2. Agree on who pays. Under TREC 7E nobody is obligated unless they agree in writing. If no one agrees, the contract terminates and the earnest money goes back to the buyer; if the cost exceeds 5% of the Sales Price, the buyer may terminate.
3. Treat and repair. Licensed persons complete the agreed treatment and repairs before closing and provide documentation of scope and payment (TREC 7F).
4. Clear the lender condition. Ask your lender exactly which documents it needs, such as the treatment invoice, a follow-up report or a completion statement, so you order the right paperwork the first time.

If the veteran pays for any of it, keep the itemized invoice that names the veteran and the property (Circular 26-22-11).

Condos, Townhomes and Detached Sheds

• High-rise condos: Topic 33 says a termite inspection is not required on units in high-rise condominiums where units are stacked vertically.
• Side-by-side condos (villa or townhome style): in a "very heavy" or "moderate to heavy" zone, a termite inspection must be required on the NOV unless the homeowners association provides evidence of treatment.
• Small sheds and detached non-residential improvements: if the appraisal gave them no value, they may be excluded from the inspection report. Confirm with your lender and inspector which structures are in scope.

How Sellers Can Prepare for a VA Buyer's Pest Inspection

• Consider a pre-listing WDI inspection by a TDA-licensed inspector so there are no surprises after you accept a VA offer.
• Remove conducive conditions: pull mulch and wood debris away from the foundation, end wood-to-soil contact where you can, and fix plumbing leaks and drainage problems.
• Clear access to the attic hatch, garage walls and any crawl space.
• Gather records of any past termite treatment, warranty or service agreement, and ask whether a warranty can transfer.
• Read paragraph 7E before you counter. Decide in advance how you will respond if a VA lender requires treatment.

Selling in San Antonio? Request a free home evaluation and talk through what a VA buyer's lender will require.

How to Check a Pest Inspector's Texas License

Verify the inspector's license with the Texas Department of Agriculture's Structural Pest Control Service before you hire. The department lists the official inspection form on its Structural Pest Control pages and takes questions at (866) 918-4481.

Questions to ask before hiring:

1. Are you a licensed certified applicator or technician in the Termite and Wood Destroying Insect Control category? What is your license number?
2. Will you complete the Texas Official Wood Destroying Insect Report, and any supplemental form my VA lender asks for?
3. If treatment is needed, what documentation will you provide, and how soon can you return if the lender asks for a follow-up?
4. Will your invoice be itemized and name the buyer and the property?

If you want a second set of eyes on a report or a repair negotiation, call me at (210) 882-8583.

Frequently Asked Questions