How California WDO Reports Are Structured
Wood-destroying organism inspections in California follow a standardized format set by the California Department of Pesticide Regulation. The report identifies findings in two sections:
Section 1 covers active infestations, active fungal decay, and conditions that require treatment or repair right now. Finding termite pellets (frass), live termites, or actively rotting wood falls here. Section 1 findings are treated as the seller's responsibility in most San Diego transactions — standard practice is for sellers to provide a Section 1 clearance before close.
Section 2 covers conditions that aren't actively infested but are likely to lead to infestation if not corrected — earth-to-wood contact, water-damaged wood that's dried out but was previously affected, cellulose debris near the foundation. These are negotiable. Some sellers address them; others offer credits; some simply leave them for the buyer.
A clearance letter means the Section 1 work has been completed and re-inspected. Without one, you're buying a property with known active issues.
Types of Termites Common in San Diego
San Diego has two primary termite species that show up in inspections.
Drywood Termites
The most common type in San Diego's older neighborhoods. Drywood termites don't need soil contact — they live inside the wood itself, entering through small openings. Their telltale sign is frass: tiny, sand-like pellets that accumulate in corners, on windowsills, or at the base of walls. Treatment typically requires fumigation (tenting) for widespread infestations, or localized heat treatment or spot treatment for contained areas.
Subterranean Termites
Less common in urban San Diego but found in areas with more soil contact and moisture. They travel via mud tubes from the ground into wood structures. Subterranean termite treatment uses soil treatments and bait systems rather than fumigation.
What Fumigation Involves — and Costs
Tenting — where a crew covers the entire house in a large tent and pumps in fumigant gas — is the standard treatment for widespread drywood termite infestations. For a typical 1,500–2,000 sq ft San Diego home, fumigation costs $1,200–$3,500. Larger homes, multi-story structures, or homes with difficult rooflines can run higher.
You'll need to vacate the property for 2–3 days and remove or bag all food and medications. Plants inside the house need to be removed or covered. After clearance (gas levels are tested before re-entry), the home is safe immediately — fumigant dissipates quickly.
Fumigation kills all drywood termites present but provides no residual protection. A new colony can establish itself in the same home within a few years. Many homeowners in San Diego set up annual WDO inspection contracts as ongoing prevention.
How to Negotiate Termite Findings in San Diego
In San Diego's real estate market, WDO findings rarely kill deals — they're too common. The standard negotiating approach:
For Section 1: Request seller clearance before close. This is the norm and most sellers expect it. If the seller pushes back, request a price reduction equal to treatment costs plus a buffer for any damage repair. Get at least two contractor quotes to anchor the number.
For Section 2: Evaluate each item individually. Earth-to-wood contact at a fence post is different from wood rot at a structural beam. If Section 2 findings include structural wood damage or conditions that could escalate quickly, negotiate a credit or repair. Cosmetic or minor Section 2 items often aren't worth fighting over.
One thing to watch: some listing agents will include a WDO inspection with only a partial property access — inspecting interior rooms but not the attic or crawl space. If the inspection scope was limited, ask what wasn't accessed. Attic inspections in older San Diego homes frequently turn up drywood termite evidence that wasn't visible in the main living areas.