Key Takeaways
- Georgia's termite letter has an official name: it is the Official Georgia Wood Infestation Inspection Report under Ga. Comp. R. & Regs. 620-6-.03, issued only by a pest control operator certified in wood destroying organisms.
- It covers five organisms and reports what is visible: subterranean termites, dry wood termites, powder post beetles, wood boring beetles, and wood decaying fungus, each marked for active or previous infestation. It is not a structural report.
- A finding means a second look: the form says damage should be assumed when evidence is reported, and that a building-trade inspector approved by the purchaser and the lending agency should evaluate it.
- You may not hide known damage: the Supreme Court of Georgia treats a seller's silence about serious defects a buyer could not find with due diligence as fraud (Cendant Mobility v. Asuamah, 2009).
- Savannah's market is slower than a year ago: a median 81 days on market, up from 70 (Redfin, September 2026), so a termite finding adds steps to a longer timeline.
- A cash sale skips lender conditions, not disclosure: you can sell as-is without treating or repairing first, and you still tell the buyer what you know.
You can sell a house with termite damage in Savannah, and Georgia's termite inspection rule does not require you to treat or repair it first. What shapes the sale is the Official Georgia Wood Infestation Inspection Report, which the Georgia Department of Agriculture says is “also known as a ‘termite letter’.” It is sometimes called a CL-100 letter, though that is not the name of Georgia's form.
This guide explains what the letter covers and what a finding means, what Georgia case law says about known damage, how Savannah's climate and market play in, and three practical ways to sell. Each rule is quoted from its source, read in October 2026.
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Let's chatWhat Is Georgia's Termite Letter?
Georgia's termite letter is the Official Georgia Wood Infestation Inspection Report, a form set by state rule that a certified pest control operator completes when a house changes hands. Ga. Comp. R. & Regs. 620-6-.03(1) calls it “the written instrument for the purpose of certifying that a structure is apparently free from wood destroying organisms as a basis for transfer of real property.” It “shall be issued only by a pest control operator certified in Wood Destroying Organisms.”
The rule prints the full form, including the conditions on its reverse side (620-6-.03(2), form revised 04/14). Here is what it covers, item by item.
| Item | What the official form says | Source |
|---|---|---|
| Who may issue it | Only “a pest control operator certified in Wood Destroying Organisms” | 620-6-.03(1) |
| Organisms covered | Five: subterranean termites, powder post beetles, wood boring beetles, dry wood termites, and wood decaying fungus (not molds and mildews) | Form, Findings; Condition 1 |
| What it reports | Visible evidence of active infestation and visible evidence of previous infestation, yes or no for each organism | Form, Findings |
| Where the inspector looks | Only readily accessible areas; floor coverings, wall coverings, siding, fixed ceilings, insulation, furniture, and appliances can block the view | Condition 3 |
| Structural soundness | “This is not a structural report.” Damage is evaluated by a building-trade inspector approved by the purchaser and the lending agency | Condition 7 |
| Warranty | Not a warranty as to absence of wood destroying organisms; free treatment if an infestation is found within 90 days of issuance | Form, Scope; 620-6-.03(1) |
| Treatment contract | Whether the house is under a treatment contract with the company, and whether the warranty transfers to a later owner for a fee | Form, Treatment |
| Independence | The operator certifies that neither the inspector nor the company has an interest in the property or acts with any party to the sale | Form, Certification |
Five organisms, not only termites
The form's first condition reads: “This report is limited to the five organisms listed.” Wood boring beetles means only beetles “known to establish and maintain a continuing infestation in structures,” such as the old house borer. Fungus reporting covers only “white rot, brown rot or water conducting fungi infestations which occur below the first floor level,” and the form does not cover mold.
What the inspector can and cannot see
The inspection, “including sounding and/or probing,” covers only readily accessible areas. Damage behind finished walls, under flooring, or above a fixed ceiling may not show up on the letter. The inspector also checks the company's own records for treatment or a renewal contract on the house in the past two years.
Not a structural report
The letter tells a buyer whether there is visible evidence of the organisms, not whether the framing is sound. Condition 7 says: “This is not a structural report. A wood destroying organism inspector is not ordinarily a construction or building trade expert and is therefore not expected to assess structural soundness.”
Every letter carries a promise set by the rule: if an infestation the letter certified as absent “is found within ninety (90) days from date of issuance, the infested structure(s) shall be treated by the licensee, free of charge” (620-6-.03(1)). The promise covers treatment. The rule does not say the company pays for repairs.
What Does a Termite Letter Finding Mean for Your Sale?
A finding of active or previous infestation tells the buyer to assume some damage and to have it evaluated by someone in the building trade. The form's note says that when visible evidence is reported, “it should be assumed that some degree of damage is present.” Condition 7 adds that evaluation and correction of damage “should be performed by a qualified inspector in the building trade, who is approved by the purchaser and the lending agency.”
Active infestation
An active finding raises the question of treatment before closing. The form has a treatment section that records each organism, the treatment date, the contract expiration, and the type of treatment, listed as “chemical barrier, bait, wood treatment.” A buyer may ask you to pay for treatment, ask for a price change, or ask for both.
Previous infestation
A previous-infestation finding can appear even after a house has been treated, because the form asks about visible evidence of past activity. That is when a buyer or lender may ask for a building-trade evaluation, and that evaluation can lead to repair requests. Keep your treatment records and any past letters; they help explain an old finding.
Conditions conducive to infestation
The letter also lists “conditions conducive to infestation,” which the form limits to three things. They are cellulose material under the house, untreated wood touching the soil, and crawl-space ventilation that does not meet the residential building code adopted in Georgia. If a known condition was not reported and is found within 90 days, the licensee must correct it free of charge (Condition 9).
A termite bond is a treatment contract; a termite letter is a one-time inspection report. The Georgia Department of Agriculture says “Contracts are required for all structural pest control services such as termite treatments” (GDA, read October 2026). The letter records whether the house is under a treatment contract with the inspecting company and whether that warranty is transferable to a later owner “upon payment of a fee on or before the expiration date,” or not transferable at all.
Is a Termite Letter Required to Sell a House in Georgia?
Rule 620-6-.03 sets what the termite letter must say and who may issue it, but its text does not require every Georgia sale to include one. Whether your sale needs a letter comes from the purchase contract and, for a financed buyer, the lender. The form expects a lender to be involved: it lists the mortgagee among the parties who get copies, alongside the purchaser, the agent, and the seller.
Loan programs and contracts differ, so ask what the buyer's lender needs, and read who orders the letter and who pays for any treatment before you sign. A cash buyer has no lender, so the letter becomes a question for the buyer and the contract alone.
Check the inspector's license
“Anyone providing pest management services must hold a valid license,” according to the Georgia Department of Agriculture's Structural Pest Division. You can confirm a company or operator through the state license lookup or by calling the Structural Pest office at (404) 656-3641. The operator also signs a certification on the form that neither the inspector nor the company has an interest in the property or works with any party to the sale.
If you think the letter is wrong
The Structural Pest Division will inspect when you “discover an incomplete or inaccurate Georgia Wood Infestation Inspection Report.” It will also inspect when two pest control companies report conflicting findings. The division says the process “can take as little as a few weeks or as long as a few months” (GDA consumer information).
Do You Have to Disclose Termite Damage in Georgia?
You may not hide termite damage you know about from a buyer in Georgia, even though the general rule for buying land is caveat emptor, or “buyer beware.” In Cendant Mobility Financial Corp. v. Asuamah, 285 Ga. 818 (2009), the Supreme Court of Georgia called caveat emptor “a common-law doctrine which serves as the general rule with regard to the purchase of realty,” then stated the limit:
“Thus, where the seller of a house knows the house has serious defects and fails to disclose the defects to the buyer who is unaware of the defects and could not have discovered them in the exercise of due diligence, the suppression of the facts constitutes fraud to which caveat emptor is not a viable defense.”
Three kinds of seller fraud
The court drew that rule from Wilhite v. Mays, 140 Ga. App. 816 (1976), affirmed at 239 Ga. 31 (1977), and quoted its categories in the Cendant opinion:
- A false answer. The seller “by words or acts positively misrepresents a fact.”
- Active concealment. The seller “does not discuss the defect in issue, but takes steps to prevent its discovery by the prospective buyer.” Patching or painting over termite damage so it cannot be found can fit this description.
- Passive concealment. The seller knows of a material defect and “simply keeps his mouth shut.”
What to tell the buyer
Tell the buyer about damage you know of, past treatment, any current treatment contract, and any earlier termite letters. Put it in writing so there is a record of what you said. The same duty applies whether the buyer pays cash or uses a loan, because nothing in the Cendant rule turns on how the buyer pays.
Caveat emptor still protects a seller who is not hiding anything; the court noted that it guards owners “without being culpable of any fraud or deception or even ‘passive concealment’.” Where the line falls in your sale is a question for a Georgia real estate attorney, especially if the contract has an as-is clause.
Why Are Savannah Houses Prone to Termite Damage?
Savannah's warm, wet climate suits subterranean termites, which UGA Extension says are “most abundant in warmer climates, where structural infestations are common.” UGA adds that termites “are very susceptible to desiccation, and thus they are dependent on moisture sources.” NOAA's 1991-2020 climate normals for Savannah International Airport show 48.12 inches of precipitation a year and an average annual temperature of 67.4°F (NOAA NCEI normals).
The species behind most damage
The eastern subterranean termite “is the most common termite found in the eastern United States,” according to UGA Extension Bulletin 1209 (published April 9, 2024). The Formosan subterranean termite was introduced into port cities in the South and Southeast after World War II. UGA says it has been reported in Georgia but its distribution is “patchy,” and its colonies are larger on average than native colonies. Savannah is a port city, so ask your inspector which species, if any, the evidence points to.
The statewide cost
UGA Extension estimates that Georgia residents spend over $200 million to $300 million a year on remedial control of existing infestations and on repairing the damage subterranean termites cause. No official source publishes a typical repair price for a Savannah house, so the cost of your repair depends on what a licensed operator and a building contractor find.
Older and historic houses
Crawl spaces and wood near the soil line are where two of the conditions the form lists occur. If your house sits in one of Savannah's historic districts, exterior repairs may need approval first, which can lengthen a repair-then-list plan. Our guide to selling a historic house in Savannah covers that review.
What Signs of Termite Damage Should You Look For?
The clearest early sign is winged termites indoors, which UGA calls “often one of the first signs of a structural infestation.” Knowing what to look for helps you disclose accurately and decide whether to get your own letter before you list.
- Swarmers or shed wings. UGA notes that “Shed wings on a window sill are a sign of infestation.”
- Shelter tubes. Subterranean termites build earthen tubes, often called mud tubes, along foundations and piers to stay moist.
- Hollowed wood. Termites can “completely honeycomb wood,” leaving “little more than a thin wooden exterior.” Wood that sounds hollow or gives under a screwdriver is worth a professional look.
- Conducive conditions. Wood touching soil, wood scraps under the house, and a poorly vented crawl space are the conditions the state form lists.
A letter you order before listing shows you what a buyer's inspector may report. Whatever it says becomes part of what you know, so it goes in your disclosure.
How Does Savannah's Market Affect a Termite-Damaged Sale?
Savannah houses are taking longer to sell than a year ago, which leaves less room for a termite finding to stall a contract. Redfin reported a median of 81 days on market for the three months ending September 2026, up from 70 a year earlier, with a median sale price of about $334,841, down 1.5% year over year (Redfin, September 2026).
| Savannah measure | Figure | Source |
|---|---|---|
| Median sale price, three months ending September 2026 | About $334,841, down 1.5% year over year | Redfin, September 2026 |
| Median days on market | 81 days, up from 70 a year earlier | Redfin, September 2026 |
| Average sale price as a share of list price | 97.0% | Redfin, September 2026 |
| Houses sold in the period | 536, down from 580 a year earlier | Redfin, September 2026 |
| Typical house value (ZHVI) | About $318,893, down about 3.0% year over year | Zillow ZHVI, September 2026 |
Zillow's typical house value is a value estimate, not a sale price, so it reads differently from Redfin's median. With houses selling at an average of 97.0% of list price (Redfin, September 2026), a termite finding that leads to treatment, a building-trade evaluation, or a price change adds steps to a timeline that is already longer. For current local figures, see our Savannah cash sale page.
How to Sell a House With Termite Damage in Savannah
You have three practical ways to sell a house with termite damage in Savannah: treat and repair it, then list; list it as-is with full disclosure; or sell it for cash as-is. Your duty not to conceal known damage is the same on every path.
| Path | Repairs before the sale | Termite letter | Disclosure |
|---|---|---|---|
| Treat and repair, then list | Yes, at your cost and on your schedule | A new letter can show the treatment you paid for | Known damage and past treatment still disclosed |
| List as-is | No, but a buyer may ask for treatment, an evaluation, or a price change after the letter | Ordered if the buyer's contract calls for one | Known damage disclosed |
| Sell for cash as-is | No | Up to the buyer and the contract; no lender conditions | Known damage disclosed |
Treat and repair, then list
This path fits a seller with time and cash for the work. You hire a licensed pest control company for treatment and a building contractor for repairs, and a fresh letter can show the work was done. Get written estimates from both before you start, because the letter alone does not tell you what repairs will cost.
List as-is with full disclosure
You disclose what you know, the buyer orders a letter under the contract, and a finding may lead to requests for treatment, an evaluation, or a lower price. With a median of 81 days on market (Redfin, September 2026), plan for that negotiation to take time.
Sell for cash as-is
A cash sale has no lender, so there are no loan conditions tied to the letter. Propcash is a direct cash homebuyer: we buy houses as-is, so you don't treat or repair first, and we make a cash offer based on local market data and show you how we got to our number. There are no agent commissions, no fees charged to you, and no obligation to accept.
A cash sale can close in as few as 7 days, and you can pick your closing date. If the house needs other work as well, our page on selling a house that needs major repairs covers the wider picture. If a cash sale isn't your best move, we'll tell you and point you to a local agent who fits. We may receive compensation from agents we refer.
To see your own numbers, you can get a cash offer with no obligation. If your house also sits in a flood zone, our guide to selling in a Savannah flood zone covers that side.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
Can I sell a house with termite damage in Savannah without fixing it?
Yes. Georgia's termite inspection rule, Ga. Comp. R. & Regs. 620-6-.03, sets what the inspection report says, and nothing in it requires a seller to treat or repair before selling. A financed buyer's lender or the purchase contract may ask for treatment or a repair evaluation, while a cash buyer who buys as-is can take the house in its current condition. Either way, you still may not conceal damage you know about.
What is a termite letter in Georgia?
A termite letter is the Official Georgia Wood Infestation Inspection Report, the state form that a pest control operator certified in wood destroying organisms issues for a property transfer. It reports visible evidence of active or previous infestation by subterranean termites, dry wood termites, powder post beetles, wood boring beetles, and wood decaying fungi. It is sometimes called a CL-100 letter, though that is not the name of Georgia's form, and it is not a structural report or a warranty that the house is free of these organisms.
Is a termite letter required to sell a house in Georgia?
The text of Rule 620-6-.03 sets what the letter must contain and who may issue it, but it does not say that every sale needs one. Whether your sale needs one is set by the purchase contract and, for a financed buyer, by the lender, and the form itself sends a copy to the mortgagee. Ask what the buyer's lender needs and read your contract before you sign.
Do I have to disclose termite damage when selling a house in Georgia?
You may not hide termite damage you know about. In Cendant Mobility Financial Corp. v. Asuamah (2009), the Supreme Court of Georgia said that when a seller knows a house has serious defects and fails to disclose them to a buyer who could not have discovered them with due diligence, the suppression of the facts is fraud, and caveat emptor is no defense. Answering a buyer's question falsely, or covering damage so it cannot be found, is also treated as fraud in the Georgia cases that decision relies on.
How much does it cost to fix termite damage in Savannah?
No official source publishes a typical Savannah price, because the cost depends on the species, how long the colony was active, and what a building-trade inspector finds. For scale, UGA Extension estimates that Georgia residents spend over $200 million to $300 million a year to control existing infestations and repair the damage. Get written estimates from a licensed pest control company and a building contractor before you decide whether to repair or sell as-is.
Does a termite bond transfer to the buyer when I sell?
It depends on your treatment contract. Georgia's termite letter records whether the house is under a treatment contract with the inspecting company and whether the warranty is transferable to a later owner for a fee paid before it expires, or not transferable at all. Find your current contract and check its transfer terms before you list.
How fast can I sell a termite-damaged house for cash in Savannah?
A cash sale can close in as few as 7 days, because there is no lender approval or loan condition to wait on. The buyer still decides whether to order a termite letter, and your duty not to conceal known damage still applies. Propcash buys houses as-is, so you do not need to treat or repair the damage before closing.
Selling a Termite-Damaged House in Savannah With a Clear Record
Selling a house with termite damage in Savannah comes down to the termite letter and what you tell the buyer. Know what the form covers, keep your treatment records, and disclose what you know in writing.
If you would rather sell the house as it stands, Propcash can make you a cash offer based on local market data, with no obligation and no pressure to decide.
Sources and disclaimer: This article is for informational purposes only and is not legal or pest control advice. The rules above come from Ga. Comp. R. & Regs. 620-6-.03 on the Georgia Secretary of State rules site and its printed form on Cornell LII, the Georgia Department of Agriculture Structural Pest Division pages, Cendant Mobility Financial Corp. v. Asuamah, 285 Ga. 818 (2009), UGA Extension Bulletin 1209, NOAA NCEI 1991-2020 normals, and Redfin and Zillow data for September 2026, all read in October 2026. Rules and figures may change. For advice about your sale, consult a Georgia real estate attorney.