You found the house. Your offer is in. Then the termite report arrives, and the word “infestation” sits on page one.
Do not panic. Drywood termites live in many Los Angeles homes, and escrow has a clear process for them. You will not lose the house because of a report.
Termite fumigation in Los Angeles follows the same path in most deals. An inspector writes the report. You collect a bid from a licensed fumigation team. The crew tents the house and tests the air. Then escrow closes. This guide walks through each step and tells you who pays.
Why Los Angeles homes have drywood termites
Drywood termites live inside dry wood. They need no soil. They enter through attic vents, eaves and gaps in trim.
Los Angeles has a mild climate, so termites stay active through most of the year. Many homes in Highland Park, Eagle Rock and Silver Lake date from the early 1900s to the 1950s. Those houses hold decades of old wood and old repairs.
Homeowners insurance does not cover termite damage. The repair bill falls on the owner. A good inspection keeps this bill from becoming yours.
Step 1: Order the termite inspection early
Book the inspection as soon as the seller accepts your offer. The standard California Association of Realtors purchase agreement sets 17 days for inspections. You and the seller change the number if you both agree.
A licensed inspector checks the attic, the crawl space, the exterior and the garage. In our area, a termite inspection often costs $100 to $200, depending on the size of the home.
Step 2: Read the report
The report has three parts. Each part tells you something different.
- Section 1 lists active infestations and damage. Drywood termites show up here. These items need work now.
- Section 2 lists conditions likely to lead to termites later. Wood touching soil and moisture problems belong here.
- Further inspection items cover areas the inspector did not reach. Ask the inspector to open them before you remove your contingencies.
Ask for the exact spots of activity. The spot count shows whether you face a whole-house problem or a small one.
Step 3: Decide between fumigation and spot treatment
Fumigation fits when drywood termites live in several parts of the house. Termites hide inside walls and framing, so a surface spray misses them. A tent holds fumigant gas over the whole structure. The gas reaches the wood in every room.
Spot treatment fits one small, contained area. The inspector decides after checking the termite pellets, the exit holes and the damage.
If a recommendation feels too large, get a second opinion. Ask for the findings in writing and for photos of each spot.
Step 4: Settle who pays
Payment is a negotiation. Many Los Angeles deals have the seller pay for Section 1 work. The purchase agreement sets the final terms.
Some buyers ask for a credit and hire the fumigator after closing. A credit gives you control over the company and the date. It also leaves the cost with you if the final bill runs higher.
Our baseline for Southern California fumigation is $2,180. The final price depends on the size of the home, the number of stories and the access around the house.
Check with your lender too. Some lenders ask for a termite clearance before closing.
Step 5: Schedule the fumigation
Most fumigations take two to three days. The crew seals the house under tents on day one. The gas works overnight. The crew then removes the tent and airs out the house.
A technician tests the air before anyone returns. Most fumigators use sulfuryl fluoride, and the safe re-entry limit is 1 part per million. Do not enter before the crew gives the all clear.
The seller or the occupants prepare the house before the tent goes up:
- Move people, pets and plants out of the house.
- Bag food, drinks and medicine in the sealed bags the crew provides.
- Open interior doors and cabinets.
- Trim bushes back from the foundation.
An empty house makes scheduling simple. An occupied house needs the owners out for the full period.
After fumigation: paperwork and repairs
Ask the company for the clearance record and the completion paperwork. Give copies to your agent and to escrow.
Fumigation kills the termites in the house. It does not repair damaged wood. Plan a separate wood repair for any Section 1 damage.
Fumigation also does not stop new colonies from moving in later. Yearly inspections catch new activity early. Our fumigation work carries a 2 to 3 year warranty.
Questions to ask before you remove contingencies
- How many active spots does the report list, and where are they?
- Does the report call for fumigation or spot treatment, and why?
- Who pays for Section 1 work, and does the contract say so in writing?
- How many days does the fumigation take, and does it fit the closing date?
- Who handles repairs after the tent comes off?
The bottom line
Drywood termites are a common finding in Los Angeles, Pasadena, Glendale and Burbank homes. They are also a fixable one. Order the inspection early, read the report line by line and settle the cost in writing. A clear plan keeps your escrow on schedule.