A termite inspection isn’t just a box to check before closing. It’s the difference between walking into your new home with confidence and finding out six months later that something was missed. In Pasadena Hills, that matters more than most people realize.
The community sits in the middle of East Pasco County’s wooded, humid terrain — pine flatwoods, oaks, sandy soil — conditions that are genuinely ideal for subterranean termite colonies to establish and grow undetected for years. Older homes in the established parts of Pasadena Hills, some built decades before modern prevention standards existed, may never have had a professional WDO inspection. It’s just the reality of a community that’s been here since 1925 and has a lot of mixed housing stock.
For buyers closing on a new build in Pasadena Ridge or one of the Villages of Pasadena Hills developments, the stakes are different but just as real. Your lender requires the official FDACS Form 13645 — not a home inspection report, not a general pest assessment. When you get the right report from a licensed inspector, you close on time and you know exactly what you’re buying.
We’re a family-owned business based out of Spring Hill, right on the Hernando-Pasco county line. George Lundin founded us, runs us, and answers the phone personally — including weekends. His wife Mary handles operations. There’s no call center, no automated system, no voicemail loop. You call, someone picks up, and you get a straight answer.
For Pasadena Hills homeowners and buyers, that kind of access is worth something. Whether you’re on a tight closing timeline for a new home off SR 52 or you’ve spotted something suspicious near your foundation and just want to know what you’re dealing with, you get a real conversation — not a sales pitch.
We hold FDACS License #LF286842, carry BBB A+ accreditation, and have earned over 100 five-star Google reviews from real clients across Hernando and Pasco County. We offer special discounts for new homeowners and military families — two groups that make up a meaningful share of the people buying homes in Pasadena Hills right now.
Most clients get a quote over the phone before they ever schedule an appointment. George will ask about the property — size, age, what you’re seeing, whether it’s for a real estate transaction or a routine check — and give you a number on the spot. No site visit required just to learn what it costs.
Once you’re scheduled, one of our certified inspectors comes to the property and conducts a thorough walkthrough of every accessible area: foundation, attic, crawlspace, garage, exterior wood, window frames, fascia boards, and structural components. In Pasadena Hills, where storm activity runs above the national average and moisture intrusion from Florida’s rainy season is a real concern, that exterior inspection matters. Damaged wood and damp conditions are exactly what termites and wood-decaying fungi look for.
The inspection covers all wood-destroying organisms required under Florida law — subterranean termites, drywood termites, wood-boring beetles, and wood-decaying fungi. If damage is found, the inspector probes the affected area to determine whether live activity is present and how far it’s spread. After the inspection, you receive the completed FDACS Form 13645 — the official state document your lender, realtor, or closing agent needs. It’s accurate, it’s lender-accepted, and it’s delivered without unnecessary delays.
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Florida law requires that WDO inspections be performed by a licensed FDACS pest control operator — not a general home inspector, not a handyman, not an unlicensed contractor. The official report must be on FDACS Form 13645, and it must document findings across four specific categories: subterranean termites, drywood termites, wood-boring beetles, and wood-decaying fungi. We issue exactly that document, under FDACS License #LF286842.
For Pasadena Hills properties specifically, our inspection takes the local environment seriously. The sandy soils common to East Pasco County create favorable conditions for subterranean termite colonies to establish close to foundations. Drywood termites, which don’t need soil contact, are commonly found in attic framing and wooden trim — especially in older homes built before pressure-treated lumber became standard. New construction in communities like Pasadena Ridge isn’t automatically immune either; builder-applied termite treatments have expiration windows, and buyers should know what protection, if any, is still active.
Beyond the real estate transaction, we also offer annual termite monitoring for Pasadena Hills homeowners who want to stay ahead of the problem rather than react to it. A single inspection at closing is a starting point. Annual monitoring is how you protect the investment year after year — especially in a climate where termite colonies stay active every month of the year, not just in summer.
If you’re financing with a VA loan, the answer is yes — it’s required by the lender for all Florida properties, no exception. For FHA and most conventional loans, a WDO inspection is also standard and often required before closing. Even in cases where the lender doesn’t specifically mandate it, most real estate agents in the Pasco County area will recommend one, because a missed infestation discovered after closing becomes entirely your problem.
What matters here is that the report comes from a licensed FDACS pest control operator and is issued on the official FDACS Form 13645. A standard home inspection report does not satisfy this requirement. If your inspector isn’t licensed under FDACS, your lender will reject the report, and you’ll be back to square one — potentially with your closing date at risk. We hold FDACS License #LF286842, which is publicly verifiable, and issue the correct state form every time.
WDO inspections in the Pasco County area typically run between $75 and $300, depending on the size of the property and its accessibility. Most clients in Pasadena Hills get a quote over the phone before scheduling — no need to book a preliminary visit just to find out the price. George gives straightforward numbers based on what you tell him about the property, and there are no hidden fees added at the invoice.
If you’re a new homeowner or an active military family, we offer discounts for both. Given the volume of new construction closing in the Villages of Pasadena Hills and Pasadena Ridge right now, a lot of buyers are already stretched on closing costs — the new homeowner discount is a real reduction, not a marketing gesture. The goal is to make a professional, licensed inspection accessible at the moment it matters most, which is right at the start of homeownership.
A home inspection covers the general condition of a property — roof, HVAC, plumbing, electrical, structural components. A WDO inspection is a completely separate service that focuses specifically on wood-destroying organisms: subterranean termites, drywood termites, wood-boring beetles, and wood-decaying fungi. In Florida, only a licensed FDACS pest control operator can legally perform a WDO inspection and issue the official state report.
Home inspectors in Florida are not authorized to conduct WDO inspections unless they also hold an FDACS pest control license. Some companies offer both services, which can create confusion — but the key question to ask is whether the person doing the WDO portion holds a valid FDACS license. For VA and FHA buyers in Pasadena Hills, this distinction is not a technicality. Lenders will specifically ask for FDACS Form 13645, and if the report doesn’t come from a licensed operator, the transaction can stall.
Year-round — and that’s not an exaggeration. Florida’s subtropical climate means termite colonies never go dormant the way they do in northern states. Subterranean termites remain active underground through every month of the year in Pasco County, feeding on wood, roots, and organic material in the soil. Drywood termites, which live inside the wood itself rather than in the ground, are equally active regardless of season.
The most visible sign of termite activity — swarms of winged termites near windows or lights — tends to happen in spring and after heavy summer rains. But seeing swarmers doesn’t mean the infestation just started. It means the colony is mature enough to reproduce, which typically takes three to five years. By the time a Pasadena Hills homeowner notices swarmers, the colony has usually been active for years. That’s why annual monitoring matters more than waiting for a visible sign.
Finding termites before closing is actually better than finding them after. When the WDO inspection reveals active infestation or damage, you have options — negotiate a treatment credit with the seller, require remediation before closing, or adjust the purchase price to reflect the cost of repairs. None of those options are available after the deed transfers.
The FDACS Form 13645 documents exactly what was found: the type of organism, the location, whether live activity is present, and the extent of any damage. That specificity matters when you’re negotiating. It also matters for understanding what treatment is actually needed — not every finding requires the same response, and an honest inspector will tell you the difference between a minor localized issue and something that warrants serious attention. Our inspectors document what’s there without manufacturing urgency around findings that don’t require it.
Standard homeowner’s insurance policies in Florida do not cover termite damage — and that applies across every major carrier. Termite damage is classified as a maintenance issue, which means the financial responsibility falls entirely on the homeowner. With average repair costs in Florida running between $8,000 and $12,000 per incident — and severe structural cases exceeding $20,000 — that’s a significant exposure for any Pasadena Hills homeowner.
The practical implication is that a professional termite inspection is one of the few tools available to catch a problem before it becomes a costly repair. For homeowners in the older, established parts of Pasadena Hills — where some homes have decades of potential termite exposure and may never have had a formal WDO inspection — an annual monitoring program is genuinely the most cost-effective protection available. Pasco County’s wooded, humid environment keeps colonies active year-round, and the absence of visible damage doesn’t mean the absence of activity. Getting eyes on the property once a year is far cheaper than the alternative.
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