Published October 27, 2026

Do You Need a Termite Inspection to Sell to a VA Buyer in California?

Written by Jose Luis Tepox Jr.

Jose Luis Tepox Jr. with the words Termite Report Before You List?

Yes. In California, a VA loan needs a termite report, and anything in Section 1, like active termites or the damage they caused, has to be treated and cleared before closing. What you get to choose as the seller is when the report happens, before you list or after a buyer's offer comes in.

If you've never seen a termite in your house, this can feel like paperwork for nothing. It's still worth knowing what the report will say before a buyer's lender is waiting on it.

What Section 1 and Section 2 Mean on a Termite Report

California's pest control rules split a termite report into two lists. Section 1 is for visible evidence of an active infestation or infection, or damage it caused. Section 2 is for conditions likely to lead to one, like a leak or wood touching soil, with no evidence of pests yet.

A report can also flag areas the inspector couldn't reach and recommend a further inspection. Those don't count as Section 1 or Section 2 until someone takes a look.

What a VA Loan Requires in California

The VA requires a termite report statewide in California. On a VA loan, Section 1 items get treated and cleared before closing, and Section 2 items generally aren't required.

Who pays for the report and the Section 1 work is negotiated in your contract, and local custom here puts Section 1 on the seller. The buyer's lender can tell you which of these costs the veteran is allowed to pay.

Most California lenders want a termite inspection before they finance a home anyway, according to the Structural Pest Control Board, so this comes up with plenty of buyers who aren't using a VA loan.

Ordering the Termite Report Before You List vs Waiting for the Buyer's

• Before you list

Order It Yourself

Fits sellers who want the Section 1 cost in hand before they set a price, with time to finish the work or price it in.

You pay for the inspection up front, and the report becomes part of what you share with buyers.

• After an offer

Wait for the Buyer's Report

Fits sellers with a recent clean report, or who'd rather not spend anything before there's a buyer.

Any Section 1 work lands inside escrow, on the buyer's timeline.

Timing is where the two split. If the house needs fumigation, the Structural Pest Control Board says it can take anywhere from six hours to a week, and everyone, pets and plants included, stays out until the company clears it for re-entry.

That's easier to plan around before you list, or once you've moved out, than in the last week of escrow.

On my listings, I order the termite report before the house goes on the market, so the Section 1 work is known and handled before a buyer's appraisal or pest report can surprise anyone.

If you want help lining up the inspection and any work around your move, I'll map it out with you.

Questions Worth Asking the Termite Inspector

What's in Section 1, what's in Section 2, and what would each cost to fix?
Which areas couldn't you inspect, and do you recommend a further inspection?
If you find termites, would you treat them locally or fumigate, and how long would we need to be out?
How long would the Section 1 work take once it's scheduled?
How soon after the work can you give us the paperwork showing it's cleared?

I've written more about what a VA offer looks like from the seller's side, like the four line items that decide what a VA offer costs you and what picking the lower offer to avoid a VA loan can cost. For the rest of how I work with sellers, start with how I help you sell your home, and there are more posts on selling your home whenever you want them.

• Worth thinking about

A few questions I'd want you to answer before you book anything.

Has anyone inspected the house lately?

The Structural Pest Control Board's property search shows whether a termite inspection was filed on your address in the last two years. A recent report gives you a head start.

Will the house be empty when the work happens?

If fumigation is needed, an empty house makes it simpler, since everyone has to be out until it's cleared.

When do you want to be on the market?

Houses in San Diego County took about 31 days to sell in September, according to North San Diego County Realtors. If you order the report first, the inspection and any work it turns up happen before that clock starts.

Would you rather know the cost before you set your price?

If so, ordering the report first puts that number in front of you instead of in the middle of escrow.

Know What the Report Will Say First

Send me your address and about when you'd like to list. I'll check whether a termite inspection has been filed on it in the last two years and map out when the inspection and any Section 1 work would need to happen.

Let's Talk

Prefer to call? (619) 485-8293

Not ready yet? Find Out What Your Home Is Worth →

Questions Sellers Ask Me About Termite Reports

Does a VA Loan Require a Termite Inspection in California?

Yes. The VA requires a termite report statewide in California. Any Section 1 items, meaning active infestation or the damage it caused, get treated and cleared before closing, while Section 2 items generally aren't required on a VA loan. The buyer's lender confirms exactly what it needs to see before closing.

Who Pays for Termite Repairs When the Buyer Has a VA Loan?

It's negotiated in the contract. Local custom here puts the Section 1 work on the seller, and the buyer's lender can tell you which costs the veteran is allowed to pay. Section 2 work, if the buyer asks for any, is a separate conversation, since a VA loan generally doesn't require it.

What's the Difference Between Section 1 and Section 2 Termite Items?

Section 1 covers visible evidence of an active infestation or infection, or damage it caused. Section 2 covers conditions likely to lead to one, with no evidence of pests yet. California's pest control rules require reports to separate the two, and areas the inspector couldn't reach get their own recommendation for further inspection.

How Long Does Termite Fumigation Take?

Anywhere from six hours to a week, according to California's Structural Pest Control Board, depending on the infestation, the dose, the temperature, and the size of the house. Everyone, pets and plants included, has to stay out until the company certifies it's safe and posts a notice saying when you can go back in.

Can I Find Out if My House Had a Termite Inspection Before?

Yes. California's Structural Pest Control Board has a property address search that shows whether a termite inspection was filed on any address in the state in the last two years. If one shows up, check your own records for the report, or ask the company that did the inspection for a copy.

Luis

Military and VA Realtor

I help military families, first-time buyers, and sellers across North County San Diego. I'm a text away at (619) 485-8293.

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• Sources

1 U.S. Department of Veterans Affairs · VA termite requirements by state Oct 27, 2026
2 California Code of Regulations · Title 16, Section 1990, termite report requirements Oct 27, 2026
3 Structural Pest Control Board · Property address search for termite inspections Oct 27, 2026
4 Structural Pest Control Board · Fumigation notice for occupants Mar 2019
5 North San Diego County Realtors · Local Market Update for San Diego County, September 2026 Oct 14, 2026

Checked across VA.gov, the California Code of Regulations, the Structural Pest Control Board, and North San Diego County Realtors between October 14 and 27, 2026.

VA and California termite rules can change and lenders can add their own conditions, so confirm requirements with the buyer's lender, and who pays for the report and any work is set by your contract. This content is for informational purposes only and is not legal, tax, or financial advice. All real estate services comply with NAR, HUD, and California DRE regulations.