Mortgage companies typically require a home to pass a termite inspection before a sale is completed - but those inspections may not be complete enough.

A termite inspection looks for signs of active infestation or previous damage. An inspector also seeks to determine if a home has been treated for termites and whether it has conditions that could attract the insects. The inspector then issues a report to the seller.

Officials at Ehrlich Pest Control say the basic reports are no guarantee a home is free of termites. Actually, termite officials say, the report documents "reasonable conclusions." Sometimes termites are impossible to find. And unscrupulous homeowners sometimes order multiple inspections until a favorable report results.

And the report doesn't cover everything.

An inspector must list the structures inspected - and only infestation of a structure may be reported. Termite activity around trees or a yard may not be considered infestation, according to the National Pest Management Association Inc. of Dunn Loring, Va.

Sometimes it's a tough call for the inspector, particularly in the case of mulch. If the inspector sees termite activity in mulch and reports it, a real estate agent could dispute the report and accuse the inspector of "overselling" termite work.

If the inspector ignores the problem, the home could become overrun with the pests. Inspectors can mention mulch problems in the comments section of the report, but still cannot call the home "infested."

Buyers should make sure the contract covers the seller's costs to treat the home if there's a problem.

Specialists recommend that buyers order their own inspections and accompany the inspector. Know what the inspection covers before it's done, and be sure to carefully review that report before settlement.