If you’re buying or selling a Mobile or Baldwin County home, you’ll need a termite letter — and most closings get delayed by misunderstanding what it covers. Here’s the buyer-and-seller breakdown.
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Need a termite letter before closing? Get matched with a licensed Mobile inspector Enter your ZIP code and our 24/7 dispatch line connects you with a licensed, insured Alabama inspector in our network who serves Mobile and Baldwin County. A real person answers — share your closing date and property, and you’ll be routed to the right pro. Availability varies by provider and location. → Enter your ZIP to get connected
Quick answer: A “termite letter” in a Mobile closing is the NPMA-33 Wood Infestation Report, issued by an ADAI-licensed inspector after a WDO inspection. Most lenders want it dated within 30 days of closing. Treatment of live activity is usually on the seller; repair of old damage is negotiated. Order it early — findings need time to be treated and cleared before the closing table.
What “termite letter” means in Alabama
A termite letter in Alabama is shorthand for the NPMA-33 form (also called the Alabama Wood Infestation Report). It documents:
- Whether visible evidence of active wood-destroying organi (WDO) was found
- Whether visible evidence of prior WDO damage was found
- Whether the structure shows signs requiring treatment
- The inspector’s ADAI WDC license number and inspection date
It is NOT a guarantee that no termites exist — only that none were visible during inspection.
Who requires a termite letter
VA loans: Required nationally for purchases. FHA loans: Required in Termite Infestation Probability Zone #1 — which includes all of Mobile and Baldwin County. Conventional loans: Optional but typically required by lender or as buyer’s contingency. Cash purchases: Not required but strongly recommended.
Who pays for the termite letter
In most Mobile-area sales the seller pays for the letter and the buyer (or buyer’s lender) requires it before closing. This is custom not law — purchase contracts can specify otherwise. Negotiable.
If the inspection finds active infestation and treatment is required, the contract typically specifies who pays for treatment (often the seller). The bond contract is then transferred or replaced at closing.
Cost in Mobile and Baldwin County
A stand-alone NPMA-33 inspection typically runs in the low hundreds with the exterminators in our network — your exact quote comes from the inspector you’re matched with. Often included with an existing termite bond renewal. Full pricing in Pest Control Cost Guide for Mobile, AL.
Validity window
The NPMA-33 is typically valid 30 days for VA/FHA closings. Conventional lenders may accept up to 90 days but most require the 30-day window. Schedule the inspection 15–30 days before scheduled closing.
If closing is delayed beyond 30 days, the inspection has to be re-done.
What the inspector looks for
A complete inspection covers seven areas (per the Mobile AL Termite Inspection guide):
- Exterior perimeter walk
- Foundation wall and crawl space
- Garage and attached porches
- Interior baseboards and trim
- Attic
- Documentation on NPMA-33 form
- Treatment recommendation if active infestation found
Common findings that delay closings
- Active Formosan termite evidence — Mobile’s signature termite issue. Treatment + bond transfer is typically required pre-closing.
- Drywood termite frass in attic — requires assessment; may require spot or whole-structure tenting.
- Mud tubes on crawl-space piers — active subterranean termite. Treatment required.
- Conducive conditions — wood-to-soil contact, moisture issues. May require remediation per buyer/lender.
- Existing bond not transferable — if seller’s bond isn’t transferable, buyer needs new bond at closing.
Buyer responsibilities
- Confirm the inspector is ADAI WDC-certified (license number on the report)
- Get a copy of the signed NPMA-33 before closing
- Confirm whether any existing termite bond is transferable
- If treatment is required, confirm a licensed operator performed it (not seller “DIY”)
- Schedule annual bond inspection for the next year
Seller responsibilities
- Schedule the inspection 15–30 days before closing
- Address any conducive conditions if requested by buyer
- Disclose any prior termite treatment or damage
- Provide existing bond documentation if transferable
Real estate agent responsibilities
- Track the NPMA-33 in the closing file
- Confirm validity window covers closing date
- Coordinate any treatment between seller and licensed operator
What if the buyer is bringing their own termite letter?
Some buyer-side lenders prefer their own inspector. That’s fine — same NPMA-33 form, same ADAI WDC requirement. Seller-side termite-letter cost doesn’t transfer to buyer-side inspection.
Termite bond at closing
If active infestation is found, treatment is performed and a termite bond is established. Here’s what the exterminators in our network typically charge — get an exact quote from the pro you’re connected with:
- Retreatment-only bond: low-to-mid hundreds per year, covers reapplication if termites return
- Repair-and-retreatment bond: mid-to-high hundreds per year or more, covers structural repair plus retreatment
For Mobile / Baldwin Formosan exposure, the repair-and-retreatment tier is the more defensible choice. See Why Termite Bonds Are Worth It in Mobile County and Termite Bond Mobile, AL.
Related Mobile pest references
- Complete Pest Control Guide for Mobile, AL
- Pest Control Cost Guide — Mobile, AL
- Termite Letter for Mobile Real Estate
- WDO Inspection / NPMA-33
- Termite Control in Mobile, AL
Closing soon and need the NPMA-33? Get matched with a licensed Mobile inspector Enter your ZIP code and our 24/7 dispatch line connects you with a licensed, insured Alabama inspector in our network who serves Mobile and Baldwin County. A real person answers — share your closing date and property, and you’ll be routed to the right pro. Availability varies by provider and location. → Enter your ZIP to get connected
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