Termite inspection and control in Los Angeles

Drywood vs. subterranean termites

Both kinds of termite are common across the Los Angeles basin, the valleys and the foothills. They live differently, leave different evidence and are treated differently.

A third group, dampwood termites, needs very wet wood and is usually a sign of a leak or drainage problem. Correcting the moisture is part of the fix.

Signs that may point to termites

• Pellets on windowsills, in the garage, on attic floors or under furniture — often mistaken for sand or sawdust.
• Swarms or discarded wings near windows and light fixtures. In Southern California, drywood termites often swarm on warm days from late summer into fall; subterranean termites commonly swarm after rain.
• Mud tubes on foundation walls, in crawlspaces, or along slab edges in the garage.
• Wood that sounds hollow, blistered paint, or trim that crumbles when pressed.
• Doors or windows that start to stick — though in LA this is just as often humidity or settling.

None of these signs is proof on its own. Ant debris, carpenter bee activity, wood-boring beetles and old, inactive damage can all look similar. A trained inspector can tell the difference.

What happens at a termite inspection

A wood-destroying organism inspection is a visual check of the accessible areas of the structure. The inspector typically looks at:

• the attic, eaves and roof overhangs;
• the crawlspace or slab edges, foundation and garage;
• decks, patios, fences and wood that is close to soil;
• interior trim, windows and door frames;
• conditions that invite trouble: leaks, poor drainage, earth-to-wood contact, cellulose debris.

In California, the inspecting company documents what it found and what it recommends. For real-estate transactions, inspection reports are often requested by escrow; ask the provider what type of report you’ll receive and how long it takes.

Treatment options, explained

Localized (spot) treatment

When drywood activity is limited and the infested wood can be reached, a technician can treat those specific areas — for example by drilling and injecting the affected boards or applying a product to exposed wood surfaces. This is Branch 3 work under California’s Structural Pest Control Board. It avoids vacating the home, but it only addresses the areas that are found and accessible.

Subterranean termite treatment

Options generally include a liquid treatment to the soil along the foundation, or a baiting system installed around the structure and monitored over time. The choice depends on construction (slab, raised foundation), access, landscaping and how active the colony is.

Whole-structure fumigation (“tenting”)

For widespread or hidden drywood infestations, the whole structure may be covered and fumigated with a gas that reaches wood throughout the building. Fumigation is a separate license category (Branch 1). It involves vacating the property, removing or protecting food and medicines, notifying occupants in advance as state law requires, and following the fumigant label and county procedures.

Not every termite company performs fumigation. If an inspection suggests that whole-structure treatment is appropriate, ask whether the company holds Branch 1 registration or would subcontract to a fumigation company, and who is responsible for preparation and notices.

Repairs

Treatment stops the termites; it doesn’t replace damaged wood. Inspection reports commonly list repairs separately. Ask who will perform repairs, whether they’re included in the estimate and whether permits might be needed.

Branch 1 vs. Branch 3: why it matters

California licenses structural pest control in three branches. For termites, two are relevant:

• Branch 3 (wood-destroying organisms) covers termite inspections, localized treatments, and structural repairs or corrections — but not fumigation.
• Branch 1 (fumigation) covers treatment with fumigant gases, including whole-structure tenting.

Before you sign, you can check a company’s registration and branches through the Structural Pest Control Board. Our process page explains how.

Termites and Los Angeles homes

Many LA neighborhoods are full of homes built before the 1960s — Craftsman bungalows, Spanish Revival houses, post-war ranch homes — with original wood framing, raised foundations and decades of exposure. Common local pressure points include:

• Attics and eaves on older stucco homes, where drywood colonies can go unnoticed for years.
• Wood decks, stairs and retaining structures on hillside properties.
• Irrigated planters and mulch against stucco and foundations, which hold moisture and can hide subterranean activity.
• Multi-unit buildings, where one structure-wide treatment decision affects every tenant.

The mild climate means termites are active through much of the year, so evidence can appear in any season.

Reducing termite risk

• Keep soil, mulch and firewood from touching wood siding, trim and stucco weep screeds.
• Fix leaks and redirect sprinklers and downspouts away from the foundation.
• Keep crawlspace vents clear and the crawlspace dry.
• Seal and paint exposed exterior wood; replace damaged trim.
• Store lumber and firewood off the ground and away from the house.
• Schedule periodic inspections, especially for older homes and before buying or selling.

Frequently asked questions