Right Time Termite Company has been protecting homes and commercial properties in Pasadena since 1968. Termites are active throughout this area, and the damage they cause compounds fast when the problem goes unaddressed. A small colony working quietly inside a wall or beneath a slab can do serious structural harm before any visible sign appears.
Our approach is straightforward: inspect the structure thoroughly, identify the termite type and how far it has spread, then match the treatment to what we actually find. Pasadena sees both drywood and subterranean termites, and those two species require different strategies. Getting that identification right before any treatment is quoted is the step that makes everything else work.
Hollow wood checked. Mud tubes traced. Treatment matched to the species.
Call today and let's protect the structure.
Over the years we've learned what worried homeowners actually need to hear. The first thing is this: the signs of a drywood infestation look nothing like the signs of a subterranean one, and treating for the wrong type wastes time and money.
Subterranean termites travel up from the soil, so they build mud tubes along foundation walls, piers, or exposed wood near the ground. You may also notice hollow-sounding wood when you knock on it, or see swarmers emerging in spring, often near windows or light sources.
Drywood termites are different. They live entirely inside the wood with no soil contact. Their signs are small kick-out holes in wood surfaces and tiny pellet-like droppings, called frass, that collect on windowsills, floors, or furniture below the infested area. Winged termites appearing indoors can signal either type, depending on the season and location.
Our experienced termite technicians who respect your home will walk through both the interior and exterior looking for these specific indicators. Correct identification is not optional. It determines everything that follows.
Call and we'll get it sorted before the damage grows.
What sets our inspections apart is how thorough they are. We cover the full interior and exterior of the structure, accessible crawlspaces and subfloor areas, the foundation perimeter, wood-to-soil contact points, and attic spaces where entry is possible. Nothing is quoted until the inspection tells us what we are actually dealing with.
That matters because a preset treatment package does not account for the actual species, the extent of the infestation, or the construction type of your specific property. Findings drive the recommendation, not the other way around.
An annual termite inspection is also a sound ongoing practice for any property owner in the Los Angeles area. Catching a new infestation early keeps treatment simpler and less costly. We offer transparent pricing with no hidden fees, and your quote will reflect exactly what the inspection finds.
Timing matters with a closing, and we work to your deadline.
A wood-destroying organism inspection, commonly called a WDO or WDI inspection, is required by many lenders and escrow companies before a home sale or refinancing can close. The report documents the presence or absence of wood-destroying organisms, which includes termites, carpenter ants, wood-boring beetles, and wood-decay fungus, all assessed within the scope of the inspection.
Real estate agents, buyers, and sellers rely on this report. It is sometimes called a termite letter or termite clearance letter, and lenders need it on file before funding. We understand that closing deadlines are firm, and we schedule inspections to fit the transaction timeline. If findings require a treatment report or clearance before close, we move quickly to get that documentation in order.
Pasadena's warm, dry climate is genuinely favorable to termites, and two types are active here with enough regularity that every property owner should know the difference between them.
Drywood termites are common throughout Southern California, and Pasadena is no exception. They live inside the wood itself, require no soil contact, and can establish colonies in framing, trim, furniture, and structural members throughout a building. Because they leave different signs than subterranean termites, a careful inspection is important. Small kick-out holes and pellet-like droppings are the tell. When a drywood infestation has spread through a significant portion of the structure, whole-structure fumigation, or tenting, is the appropriate response. The entire building is sealed and treated at once, reaching termites in areas that spot treatments cannot access. For smaller, more contained drywood infestations, localized or spot treatment is often sufficient.
Subterranean termites, including the arid-land and desert subterranean species present in this region, attack from the soil. They are handled with liquid termiticide barrier treatment applied to the soil around and beneath the foundation, and with in-ground bait and monitoring systems that eliminate the colony over time. Both approaches can be used together for more comprehensive coverage.
We are family-owned and operated, and we have been working through both of these termite types across Los Angeles County for decades. The inspection tells us which one we are dealing with, and the treatment follows from that.
The liquid barrier is the workhorse treatment for subterranean termites. We trench and treat the soil around and beneath the foundation with a non-repellent termiticide, creating a treated zone that termites cannot detect or avoid. Because they do not recognize the product as a threat, they pass through it and carry it back to the colony. The colony is eliminated from within.
This approach is well suited to the construction types common in Los Angeles County, including slab foundations, raised foundations, and structures with crawlspaces. Treatment is applied to the foundation perimeter and any interior soil access points identified during inspection.
In-ground bait stations are placed at intervals around the property. They serve two purposes: eliminating the active colony over time, and providing ongoing early-warning monitoring for new termite activity. Foraging termites find the bait, feed on it, and share it with the colony.
Bait systems are often paired with a liquid barrier for comprehensive coverage, and they are an excellent fit for properties where ongoing monitoring after initial treatment is a priority. Property managers and owners of multi-unit buildings find this combination particularly useful.
For a widespread drywood termite infestation in Pasadena, whole-structure fumigation is the primary option. The structure is sealed with tarps and treated with a fumigant that penetrates wood throughout the building, reaching termites in areas no spot treatment could access.
Fumigation is not always necessary. When the infestation is contained and accessible, a localized treatment may be the right call. The inspection determines which approach fits the situation. We do not push fumigation when it is not warranted, and we do not recommend spot treatment when the infestation has spread too far for it to be effective.
Hollow wood checked. Mud tubes traced. Treatment matched to the species.
Borate wood treatment is applied directly to accessible wood members and provides long-lasting protection against termites and other wood-destroying organisms. It is a solid option for attic framing, crawlspace members, and exposed structural wood during construction or renovation.
Localized or spot treatment addresses smaller, contained infestations without requiring a full fumigation. It is appropriate as a standalone treatment or as a complement to a barrier or bait system.
For new construction, pre-construction soil treatment is applied before the slab is poured, creating a treated zone in the soil beneath the foundation from day one. This is a practical step for builders and developers working in termite-active areas of the region.
The third leg of inspect-treat-protect is keeping the structure covered over time. After treatment, we offer a renewable warranty or service agreement that includes annual inspections and retreatment coverage if termites return within the warranty period.
Local accountability means we earn the next job by doing this one right.
This ongoing protection is valuable for any property owner, and it is especially practical for landlords, property managers, HOA boards, and commercial property owners who carry responsibility for multiple units or buildings. Knowing that a licensed termite control technician will inspect the property each year, and that retreatment is covered if needed, removes a significant variable from the maintenance picture.
The colony handled right the first time is the goal. The warranty is what backs that up.
We've got your structure covered.
Over the years we've learned what worried homeowners actually need to hear. On pricing, it is this: the cost of termite treatment varies based on the size of the property, the termite type present, how far the infestation has spread, and which treatment method is appropriate. There is no single number that applies to every job.
What we can tell you is that no treatment is quoted before the inspection confirms what is present. We do not guess at a price and then adjust it later. Transparent pricing with no hidden fees means the quote you receive reflects the actual findings and the actual work required.
For urgent situations, same-day inspection is available when our schedule allows. If you are seeing signs of termite activity and want answers quickly, call and we will do our best to get someone out promptly.
Honest inspection. Straight pricing. Work that holds.
If you aren't sure whether they're subterranean or drywood, that is exactly the right question to bring to us. We serve Pasadena as our primary service area and work throughout the surrounding communities in Los Angeles County, including Arcadia, Monrovia, Temple City, San Marino, Altadena, and Sierra Madre.
We work on residential properties of all types, including single-family homes, condos, townhomes, and apartment buildings, as well as commercial properties and new construction. Whether you are a homeowner dealing with a suspected infestation, a property manager overseeing a portfolio, or a real estate professional who needs a WDO report before a closing, we handle the full range of termite-related needs in this area.
Subterranean termites live in the soil and require ground contact to survive, building mud tubes to travel up to wood. Drywood termites live entirely inside the wood with no soil contact and are the type most commonly associated with fumigation in Southern California. Dampwood termites are less common in the Pasadena area and are associated with wood that has high moisture content, often from a leak or drainage problem. Each type calls for a different treatment approach, which is why the inspection comes first.
The answer depends on which termite species is present and how far the infestation has spread. Liquid barrier treatment is the primary approach for subterranean termites, which come from the soil. Whole-structure fumigation is used when drywood termites have spread through a significant portion of the structure and a localized treatment cannot reach every infestation. The inspection determines which situation you are in, and we explain the reasoning before any treatment is quoted.
Termite damage develops over time rather than overnight, but the pace depends on the species, the colony size, and the conditions in the structure. A well-established colony can cause meaningful structural damage over months to years, and because the damage is hidden inside wood, it often goes unnoticed until it is significant. Catching the problem early through regular inspection is the most effective way to limit the cost and scope of the damage.
The inspection covers the foundation perimeter, crawlspace and subfloor, attic, exposed framing, and any area where wood meets soil. Technicians look for mud tubes, swarmers or shed wings, frass, small kick-out holes in wood surfaces, and hollow or damaged wood identified by probing. The goal is to confirm whether termites are active, identify the species, and assess how far the infestation has spread before any treatment is recommended.
Moisture management matters, particularly for subterranean termites, which need soil moisture to survive, and for dampwood termites, which are associated with wet or decaying wood. Fixing leaks, improving drainage away from the foundation, and eliminating wood-to-soil contact reduce conditions that attract and support termite activity. These steps complement professional treatment but do not replace it when an active infestation is present.
Reducing wood-to-soil contact is one of the most practical steps: that includes keeping mulch away from the foundation, removing wood debris from around the structure, and making sure wood siding or framing does not touch the ground. Moisture control is equally important. These measures lower the risk, and pairing them with an annual inspection keeps any new activity from going undetected.
DIY termite products are typically repellent, meaning termites detect and avoid the treated area rather than being eliminated. Non-repellent termiticides used by licensed technicians are not detectable by termites, so they pass through the treated zone and carry the product back to the colony. Correct application also requires knowing where to treat, how much to use, and which product fits the species and structure, all of which depend on a proper inspection and professional training.
Bait stations are placed in the soil at regular intervals around the property perimeter. During installation, a technician identifies the appropriate spacing based on the property layout and any areas of known or suspected activity. On service visits, the stations are checked for termite activity, bait is refreshed as needed, and any findings are documented. The stations provide both colony elimination and ongoing early-warning monitoring between visits.
Bait systems can be used as a standalone treatment, and in some situations that is the appropriate approach. They are also commonly paired with a liquid barrier for more comprehensive coverage, particularly on larger properties or where subterranean termite pressure is high. The inspection and the specifics of the property determine which combination makes the most sense for your situation.
Pre-construction soil treatment is applied to the soil before a concrete slab is poured on new construction. It creates a treated zone in the soil beneath the foundation that protects the structure from subterranean termite pressure from the ground up. The treatment needs to be applied at the right point in the construction timeline, before the slab is poured, which is why we coordinate directly with builders and developers to schedule it correctly.
The structure is sealed with tarps and a fumigant is introduced that penetrates the wood throughout the building, reaching termites in areas that no localized treatment could access. Occupants, including people and pets, must vacate the structure for the duration of the treatment, typically around two to three days. Before the fumigation begins, we walk you through the preparation requirements and re-entry timeline so you know exactly what to expect.
Fumigation is not always necessary. When a drywood termite infestation is small and clearly contained in an accessible area, a localized spot treatment or borate wood treatment is often sufficient and avoids the disruption of a full fumigation. The inspection determines whether the infestation is contained enough for a spot treatment or whether it has spread to the point where fumigation is the only way to reach every pocket of activity.
Borate is applied directly to accessible wood surfaces and penetrates into the wood, where it remains effective for the life of the treated material. It is particularly useful for attic framing, crawlspace members, and exposed structural wood during construction or renovation. Borate treatment can be used as a standalone measure for accessible, contained infestations or as a complement to other treatment methods.
Most liquid barrier and spot treatments are completed in a single visit. Bait and monitoring systems require follow-up service visits to check stations and refresh bait as needed. Whole-structure fumigation involves a preparation visit, the fumigation itself, and a clearance check before re-entry. The number of visits for your specific job will be explained before any work begins.
Ready to protect the structure for good?
Right Time Termite Company has been doing this work in Pasadena and across the greater Los Angeles area since 1968. We inspect carefully, treat for what we find, and back the work with a renewable warranty that keeps the structure protected year after year.
No guesswork on the termite. No surprises on the bill.
Call (626) 226-4993 to schedule your inspection or request a quote. Our team is ready to help you understand what is happening in your structure and what it will take to fix it.
Call today and let's protect the structure.
Every termite problem starts with a question: what species is present, and how far has it spread? We answer that question first, through a thorough inspection, before recommending any treatment. The method we choose depends on the termite type, the condition of the structure, and the extent of the infestation. That approach keeps you from paying for work that does not fit the problem.
| Treatment Approach | How It Works | Ideal For | What Happens Next |
|---|---|---|---|
| Bait and Monitoring System |
| Subterranean termites; often paired with a liquid barrier for broader coverage on larger properties or where pressure is high | Multi-step process; colony elimination happens gradually over weeks to months; ongoing monitoring continues between service visits; stations remain in place as an early-warning system |
| Annual Warranty and Renewal |
| Any home that has completed treatment and wants documented, ongoing coverage against future termite activity | Ongoing relationship with annual visits; retreatment included if covered activity is found; warranty renews each year; provides peace of mind and a clear record of protection |
| Whole-Structure Fumigation |
| Widespread drywood termite infestations that have moved beyond a localized area and cannot be fully reached by spot treatment | Residents and pets must vacate for the duration; typically two to three days; no residual barrier remains after fumigation so follow-up inspection and a monitoring plan are recommended |
| Termite Inspection (including WDO) |
| Any homeowner with a suspected problem; required by lenders and escrow companies for home sales and refinancing in California | Single visit; written findings provided after the inspection; WDO report formatted to meet lender and escrow requirements; treatment quote follows only after the inspection is complete |
| Wood and Spot Treatment |
| Small, clearly bounded drywood termite infestations in accessible areas; new construction wood treatment before enclosure | Single or limited-session treatment; borate protection lasts for the life of the treated wood; inspection determines whether the scope of the infestation is contained enough for this approach |
| Liquid Termiticide Barrier |
| Subterranean termites traveling up from the soil to reach wood in the structure | Single treatment creates a long-lasting barrier; protection typically extends several years; annual inspection confirms the barrier is holding; retreatment included under a service agreement if termites return |
| Pre-Construction Soil Treatment |
| New construction in areas with subterranean termite pressure; far more thorough at this stage than treating after the structure is complete | Single treatment applied during construction; protection is built into the foundation from the start; follow-up inspection recommended after occupancy |
How do I tell whether I have subterranean or drywood termites?
The signs are different for each type. Subterranean termites build mud tubes along foundation walls, floor joists, and other surfaces they travel across from the soil. Drywood termites live entirely inside the wood with no soil contact, and they leave behind small kick-out holes and pellet-like droppings called frass near infested areas. Because the two types require different treatments, correct identification during the inspection is the most important first step.
What do mud tubes mean, and where do they usually show up?
Mud tubes are pencil-thin tunnels of soil and debris that subterranean termites build to travel between the ground and the wood they are feeding on. They protect the termites from open air and low humidity as they move. You are most likely to find them along the exterior foundation, on crawlspace walls, on floor joists, or on any surface where soil meets wood. A mud tube is a reliable sign that subterranean termites are active.
Right Treatment Matched to the Termite Species
We do not recommend a treatment until the inspection tells us what species is present and how far it has spread. That step keeps you from paying for work that does not fit the problem.
What does it mean if I see swarmers or shed wings inside my home?
Swarmers are reproductive termites that leave an established colony to start new ones. Finding them indoors, or finding piles of shed wings near windowsills and doorways after a swarm, is a strong signal that a colony is either already inside the structure or very nearby. We recommend scheduling an inspection promptly rather than waiting to see if more signs appear.
How does a liquid termiticide barrier actually protect the foundation?
We trench the soil around and beneath the foundation and apply a non-repellent termiticide to create a continuous treated zone. Because the product is non-repellent, termites moving through the treated soil do not detect it and avoid it. Instead, they carry it back into the colony, which brings the infestation down at its source. The treated zone remains effective for several years and is confirmed during annual inspection visits.
How does a bait and monitoring system eliminate a colony over time?
In-ground stations are placed at regular intervals around the property perimeter. Termites find the bait inside the stations and share it with other colony members through normal feeding behavior. The colony population declines gradually over weeks to months as the product spreads through it. The stations remain in place after the colony is eliminated and continue to provide early-warning monitoring between service visits.
Transparent Upfront Pricing
We explain every variable that affects the price before any work begins. What we quote is what you pay, with no line items that appear after the fact.
What should I expect during whole-structure fumigation?
The structure is tented and sealed, and a fumigant is introduced that penetrates all the wood throughout the building. Because the gas reaches every piece of wood at once, it is the right approach when a drywood termite infestation has spread beyond a localized area. Residents, pets, and plants must vacate for the duration, which is typically two to three days. After the tent is removed and the structure is ventilated, re-entry is safe. Fumigation does not leave a residual barrier, so we recommend a follow-up inspection and a monitoring plan after the work is complete.
Is a WDO inspection required to buy, sell, or refinance a home?
In California, lenders and escrow companies routinely require a wood-destroying organism inspection before a sale or refinance can close. The WDO report covers the full scope required by the standard form: termites, carpenter ants, wood-boring and powderpost beetles, and wood-decay fungus. We provide that report for buyers, sellers, agents, and lenders throughout the Pasadena area. If the property is clear, we issue the termite clearance letter. If there are findings, we explain them and outline the treatment options.
How quickly can a WDO report be turned around for a real estate closing?
We understand that closing deadlines are firm. In most cases we can complete the inspection and deliver the report quickly enough to meet lender and escrow requirements. We recommend calling us as early in the transaction as possible so we have the best opportunity to work around your specific closing date.
Fast Turnaround on Real Estate WDO Reports
Closing deadlines do not move, and we schedule real estate inspections to fit the transaction timeline. Call us early in the process and we will do our best to meet your date.
What does the annual warranty or service agreement cover, and is retreatment included?
The renewable warranty or service agreement includes annual inspection visits covering the foundation, crawlspace, attic, and exposed framing. If we find new termite activity during an annual visit or between visits, we return and treat at no additional charge under the agreement. It is a straightforward commitment that the work we do holds, and that you have documented coverage if anything changes.
Are termite treatments safe for children and pets?
All treatments we apply are used according to the product label, which specifies safe re-entry times and any precautions required for the treatment type and structure. We walk you through what to expect before the work begins, including how long you and your family should stay out of treated areas if that applies. For whole-structure fumigation, residents and pets must vacate for the duration of the treatment and return only after the structure has been properly ventilated and cleared.
Call (626) 226-4993 to schedule your inspection or request a treatment quote. We will identify the termite, match the treatment to the structure, and give you a clear price before any work begins.
(626) 226-4993