Buying or selling in Napa and wondering how termite inspections and permits differ inside city limits versus out in the county? You are not alone. These two topics show up in almost every escrow and can affect your timing, costs, and plans after closing. This guide breaks down WDO inspections, who handles permits in Napa City vs unincorporated Napa County, and what it means for your transaction. Let’s dive in.
WDO basics in California
A WDO report documents visible evidence of wood-destroying pests and organisms like termites and dry rot, plus conducive conditions such as moisture or wood-to-soil contact. In California, licensed structural pest control firms issue standardized state WDO reports using official forms, including the California 43M-41, and record activity with the Structural Pest Control Board. You can review forms and information through the state’s Structural Pest Control Board.
Most reports use three sections that matter in escrow negotiations. Section 1 covers active infestation or untreated damage. Section 2 covers conditions that could lead to problems. Section 3 lists inaccessible areas. Understanding how these sections affect repairs and re-inspections can help you avoid delays during escrow, as outlined in this overview of WDO reports in real estate transactions.
Lender requirements are not the same in every deal. FHA guidance calls for WDO inspections when the appraiser or local conditions indicate a risk or when required by a jurisdiction or contract. See FHA’s reference guidance from HUD here. VA loans use termite-probability zones and specific policy on who can pay for the inspection. VA Circular 26-22-11 permits the veteran buyer to pay where applicable, and current updates are posted on the VA circulars page. Some lenders also ask for the national NPMA-33 form in addition to California’s WDO form, which many inspectors can provide as needed, as noted here.
A few practical tips help keep things moving. Expect a visual inspection limited to accessible areas. If parts of the home are blocked, they will show up as Section 3 and require access and re-inspection. Many lenders treat WDO clearances as current for about 60 to 90 days, so plan your timing accordingly. The key point for Napa buyers and sellers: WDO rules are statewide and do not change based on City vs County jurisdiction.
Inside Napa city limits
If your property is inside Napa city limits, the City of Napa Community Development Department is your first stop for planning, design review, and building permits. You can find contacts and application info on the City of Napa Planning Division page.
Simple projects often move through ministerial permits and plan check. Exterior changes, new homes, and larger projects may require design review. Napa’s municipal code outlines the city’s design review program and related procedures, including appeal windows and decision levels. You can read the design review chapter in the Napa Municipal Code.
If your plans involve short-term stays, know that the city runs a structured program for vacation rental permits, with caps and waiting lists. Review the City’s Vacation Rental Permits page before you buy or list.
Quick checklist for city properties
- Confirm the address is inside city limits and start with the City planning counter.
- Ask about ministerial vs discretionary review for your project and whether design review applies.
- If you plan an addition or ADU, request a pre-application conversation to confirm submittal requirements.
- If operating or buying a home with short-term rental history, verify current permit status.
In unincorporated Napa County
Outside city limits, Napa County’s Planning, Building and Environmental Services, known as PBES, handles land use entitlements, building permits, and environmental health. Start with the County’s Planning Division to learn about application types and pre-application services.
A major difference in the county is wastewater and water supply. Many parcels rely on permitted onsite wastewater systems and wells reviewed by Environmental Health. If you are buying or planning improvements, request recent septic and well records early. The County’s Environmental Health page outlines well and onsite wastewater programs and permits.
County entitlements span everything from lot line adjustments and minor use permits to winery use permits and modifications. Timelines vary based on project complexity and environmental review. Very minor modifications can take a couple of months, while major use permits can extend to a year or more. PBES offers pre-application meetings to clarify scope, studies, and processing expectations. Fee schedules are updated periodically, so confirm current costs before filing.
City vs County: What it means in your transaction
- Jurisdiction determines who reviews your permits, which code applies, and which utilities serve the property. Verify jurisdiction first with the City Planning Division or County PBES.
- WDO inspections are statewide. A lender’s requirement for a WDO report is based on loan program and local practice, not City vs County.
- Utilities matter. Many city parcels connect to municipal sewer. Many county parcels rely on septic and wells, which can impact feasibility for additions, pools, or lot splits.
- Escrow focus differs. In the city, expect utility verifications and design compliance for exterior changes and any short-term rental permits. In the county, plan for septic and well evaluations and verification of any use permits for agricultural or winery operations.
Quick comparison
| Topic | Inside Napa City | Unincorporated Napa County |
|---|---|---|
| Jurisdiction | City of Napa - Planning and Building | Napa County PBES - Planning, Building, Environmental Health |
| Utilities | Often municipal water and sewer | Often well and septic approvals required |
| Typical permits | Ministerial building permits, design review, use permits | Building permits, use permits, winery permits, lot line adjustments |
| Review path | Ministerial or discretionary with hearings | Ministerial or discretionary with hearings and CEQA review |
| Timeline range | Weeks for ministerial, months for discretionary | Months for minor, up to a year or more for major |
What to do next: A simple checklist
- Confirm jurisdiction for the address and identify the correct planning counter.
- Ask if the property is on municipal sewer or a permitted septic system, and collect recent records if septic.
- Order a WDO inspection early if your loan type or local custom suggests it. Clarify who will pay and what clearance your lender needs.
- If you plan improvements, schedule a pre-application meeting with the City or County to map entitlements and required studies.
- If WDO Section 1 items come up, get written bids for treatment or repairs and confirm whether a clearance letter is needed before closing.
- Track timing. WDO clearances often have 60 to 90 day windows and discretionary permits can take months.
When you want an experienced, land-first advocate to help you navigate Napa’s inspections and entitlements, reach out to Jeff & Casey Bounsall for discreet, data-driven guidance.
FAQs
What is a WDO report in California and who issues it?
- A WDO report documents visible evidence of wood-destroying pests and related conditions, and only licensed structural pest control firms can issue the official California form.
Are WDO inspections always required to close in Napa?
- No. Requirements depend on your lender or loan program, the purchase contract, and local practice, though many escrows include a WDO as routine due to termite risk.
How long is a WDO clearance valid during escrow?
- Many lenders consider clearances current for about 60 to 90 days, so a re-inspection may be needed if closing slips.
Who handles permits for a home inside Napa city limits?
- The City of Napa Community Development Department’s Planning and Building divisions review planning entitlements and building permits for in-city properties.
What changes trigger design review in Napa City?
- Many exterior changes, new homes, and nonresidential projects require design review, which can be administrative or involve public hearings depending on project size.
What is PBES and why does it matter outside the city?
- PBES is Napa County’s Planning, Building and Environmental Services department. It manages land use, building permits, and environmental health for unincorporated parcels, including septic and well approvals.
