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101 Exterminators Inc.
A California pest report can describe damage, conditions that may lead to damage, and places the inspector could not reach. Ask when booking if you want a separate Section I/II report for those first two groups. A hidden or locked area is a third issue. Read each finding’s location and evidence before you agree on work.
What the two sections mean
Section 1 covers visible signs of active wood pests or decay, or the damage they caused. Section 2 covers conditions likely to lead to pests or decay when no active signs are visible. The company must tell the person ordering the inspection that a separate report is available. Ask for the Section I/II split when booking if it will guide a purchase. The labels describe the building. Your agreement and any lender or insurer terms govern what must be fixed for the sale.
Read California Business and Professions Code section 8516Read a finding as a location plus evidence
A useful item names where the inspector saw the condition and what supported it. Ask whether the report describes live insects, damage, decay, moisture, or a condition such as wood-to-ground contact. Each proposed repair should match a finding in the report. If the report uses a term you cannot place on the building, ask the inspector to show you the area or an image.
Further inspection is a separate question
An inspector may not see behind walls or stored goods, or into locked or unsafe spaces. The report must list areas that could not be checked and recommend a closer look where possible. That access note is separate from the two sections. A later work certificate covers only the areas and work it names, not every hidden part of the home.
What happens in a transaction
California does not require a structural pest inspection for every home sale. A purchase agreement, buyer, lender, or insurer may ask for one, and its terms can control which work is needed before closing. Ask the agent and lender what the actual contract and loan conditions require. Use the report and bids when the buyer and seller discuss repairs or a credit. The section label does not decide who pays.
Before requesting corrective work
Ask the licensed inspector which spots have active pests or damage, which conditions invite pests, and which spaces need a closer look. Get a written estimate that ties each task to a report item. For termite work, ask which species was found, what areas the treatment reaches, whether structural repair is separate, and what document will be issued after work. Ask the people doing the work for dates; timing depends on the job and access.
When two reports disagree
Compare the locations and access notes as well as the section totals. One inspector may have had access to a space another could not see, or a later inspection may find new evidence. Ask each company to explain the specific difference in writing. A second opinion helps when it explains a real difference in the findings.
Keep the decision tied to the document
Keep the report, photos, bids, contract, and work records together. If escrow has a deadline, give the agent and lender the report wording they need to review. Our termite inspection guide covers how to prepare the property for accessible inspection.
Related Resources
Frequently Asked Questions
Does Section 1 always have to be cleared before closing?
The Section 1 label alone does not set the closing condition. Check the purchase agreement and the lender or insurer’s actual requirements.
Is Section 2 harmless?
No active pests or decay were seen at that spot, but a condition there could invite them. The report should say where and why. The parties may still choose to fix it.
Is an inaccessible area automatically Section 1 or Section 2?
No. A closed area is a separate access issue. Ask how it can be checked and whether the result could change the work.
Is a California pest inspection required for every sale?
No. A buyer, lender, insurer, or contract may require one in a specific transaction. Confirm the terms that apply to yours.
Sources
- California Structural Pest Control Act, reporting provisions · California Legislature
- Drywood termite inspection limits · UC Statewide IPM Program
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Publisher
101 Exterminators Inc.
Based in Salinas, we serve Monterey, Santa Cruz, San Benito, Santa Clara, San Mateo, San Francisco, and Alameda counties. This article offers general guidance; an inspection is needed for property-specific findings.
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