The short version
Termite control involves inspection, identification, and treatment (liquid barriers, baits, or fumigation).
- Termites cause $5 billion in US property damage annually; most homeowner's insurance does not cover it.
- Subterranean termites swarm in spring; Formosan termites are especially destructive along the Gulf Coast.
- Liquid treatments and bait systems cost $1,200–$3,000; fumigation for drywood termites costs $1,000–$8,000.
- Many states require a termite inspection (WDO/WDI report) for real estate transactions.
- For landlords, annual inspections and moisture control are critical to prevent hidden damage.
For landlords, property managers, and real estate agents who own or manage residential or commercial properties. You need clear, actionable information to protect your investment, navigate treatment options, and comply with state regulations regarding termite inspections during transactions.
What to look for
They swarm in spring (March–May) to start new colonies, but can cause damage year-round, especially in warm, humid regions like the Gulf Coast and Southeast. Subterranean termites, the most common in the US, live in colonies underground and build mud tubes to reach above-ground wood. Termites feed on cellulose, the main component of wood, paper, and drywall.
- 1Mud tubes on foundation walls, floor joists, or crawl spaces.
- 2Discarded wings near windows or doors (swarmers).
- 3Hollow-sounding wood when tapped.
- 4Blistered or dark areas on wood surfaces.
- 5Tight-fitting doors or windows due to warped frames.
- 6Small piles of frass (termite droppings) that look like sawdust or pepper.
- 7Visible wood damage with a honeycomb pattern.
Why it’s worth acting soon
- Structural weakening of load-bearing walls, beams, and floors.
- Cost of repairs escalating from a few hundred to tens of thousands of dollars.
- Tenant health and safety issues from mold or electrical damage.
- Insurance denial: most policies exclude termite damage.
costs U.S. homeowners billions of dollars a yearTermite damageUSDA Treatment options and typical costs
Liquid Soil Treatment
$1,200–$3,000
A barrier of termiticide is applied to the soil around the foundation to repel or kill termites. Common chemicals include fipronil and imidacloprid. Effective for subterranean termites.
- Time
- Lasts 5–10 years with proper application
- Best for
- Homes with active subterranean termite colonies or as a preventive measure
Bait Stations
$1,000–$2,500
In-ground stations contain a slow-acting bait that termites carry back to the colony, eliminating it over weeks to months. Requires ongoing monitoring.
- Time
- Ongoing; bait replaced as needed
- Best for
- Long-term control and prevention; low-impact option
Fumigation (Tenting)
$1,000–$8,000
The entire structure is sealed and filled with gas (sulfuryl fluoride) to kill drywood termites. Lethal to all life stages.
- Time
- 2–3 days, plus preparation and aeration
- Best for
- Severe drywood termite infestations; whole-house treatment
Wood Treatment / Borates
$500–$1,500
Borates are applied directly to wood as a spray or foam. They penetrate the wood and kill termites that ingest it. Often used as a spot treatment or during construction.
- Time
- Permanent if wood remains dry
- Best for
- Localized infestations in accessible wood; new construction preventive treatment
Prices are typical published ranges. Ask what’s included before you compare quotes.
Cardboard boxes stacked on a garage slab are termite food sitting right on their doorstep. Keep storage on shelves.Understanding Termite Biology and Behavior.
A professional inspection can identify the species and recommend the best approach. Subterranean termites require soil treatments or baits, while drywood termites may need fumigation or localized wood injections. For landlords, knowing the type of termite is crucial because treatment methods differ. Understanding these patterns helps in timing inspections and treatments. Swarming typically occurs in spring after rain, when temperatures warm. Swarmers (alate) are winged reproductives that leave the colony to mate and start new ones. Colonies can persist for decades, with a single queen laying millions of eggs over her lifetime. Formosan termites, an invasive species, build large colonies and are extremely aggressive, causing more damage faster than native species. Drywood termites, common in coastal areas, live directly inside wood and do not need soil contact. Subterranean termites build mud tubes to protect themselves from dry air and predators. Termites are social insects that live in colonies with distinct castes: workers, soldiers, and reproductives.
Termite Inspection and WDO Reports for Real Estate Transactions.
Keep records of all treatments and inspections for future property transfers. Some pest control companies offer combined inspection and treatment services. It's important to hire a licensed inspector with experience in termite detection. For landlords selling or buying, having a current WDO report can speed up the transaction and avoid surprises. If active infestation is found, treatment is usually required before closing. The report typically includes a diagram of the property, lists evidence of infestation, and notes conditions that lead to infestation (e.g., moisture, wood-to-soil contact). They look for mud tubes, damaged wood, frass, and swarmers. The inspector checks visible areas: foundation, crawl space, attic, exterior, and interior walls. The inspection covers termites, carpenter ants, beetles, and fungi. In many states, a Wood-Destroying Organism (WDO) inspection report is required for real estate transactions, especially when a loan is involved.
A downspout that dumps water at the foundation keeps the soil wet year-round. Extend it well away from the house.Integrated Pest Management (IPM) for termite control.
A team effort helps keep termites out. Inform tenants not to store cardboard boxes against walls, to report leaks promptly, and to avoid planting shrubs too close to the foundation. Education of tenants is also part of IPM. For landlords, IPM reduces the need for reactive treatments and lowers the risk of damage over the life of the property. Liquid barriers can be used as a preventive measure around foundations. Baits are often preferred because they are low-impact and eliminate the colony. If termites are found, treatment options are chosen based on the colony location and species. Monitoring involves regular inspections and the use of bait stations to detect termite activity early. The next step is habitat modification: fixing leaks, improving drainage, removing dead trees and stumps, and ensuring proper grading. For termites, IPM starts with a thorough inspection to identify conditions that attract termites, such as excess moisture, wood debris, and cracks. IPM is a holistic approach that combines prevention, monitoring, and targeted treatments to minimize chemical use and long-term costs.
What affects the price
- Size of the structure (square footage and number of stories).
- Severity and extent of infestation (localized vs. whole house).
- Type of termite (subterranean treatments are generally less expensive than fumigation for drywood).
- Construction type and accessibility (crawl space vs. slab vs. basement).
- Geographic region (prices vary; Gulf Coast and Hawaii tend to be higher).
- Number of treatment zones and need for drilling or trenching.
- Service warranty and monitoring frequency.
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What is your biggest concern about termites?
When to call for help
If you see any sign of termite activity—mud tubes, swarming insects, or damaged wood. a licensed pest control professional immediately. Also, if you're buying or selling a property, most lenders and states require a termite inspection (WDO/WDI report) before closing. Annual inspections by a pro are recommended for high-risk areas.
What you can do yourself
DIY termite control is generally ineffective for established infestations. Over-the-counter sprays and foams may kill a few termites but won't eliminate the colony. Bait stations sold at retail stores lack the active ingredients and monitoring needed for success. Professional treatments use regulated termiticides applied with specialized equipment to ensure complete coverage. For landlords, the cost of a professional treatment is far less than the cost of structural repairs. However, you can reduce risk with DIY prevention: fix moisture issues, remove wood debris, and seal cracks.
Where you live matters
For landlords with multiple properties, a single contract with a pest control company for annual inspections and treatments can be cost-effective. Drywood termites are common in coastal California, Hawaii, and parts of the Southwest, requiring different treatment approaches. In the Northeast and Midwest, termite activity is more seasonal, but damage can still be severe. The Southeast (Georgia, South Carolina, North Carolina) also has heavy subterranean termite pressure, with swarming peaking in April-May. Homeowners in these areas should consider annual inspections and preventive bait systems. They swarm at night in late spring and can infest structures rapidly. In the Gulf Coast states (Texas, Louisiana, Mississippi, Alabama, Florida), Formosan subterranean termites are a major threat.
Simple ways to keep termites away
- Eliminate moisture problems: fix leaky pipes, ensure gutters drain away from foundation, and ventilate crawl spaces.
- Remove wood-to-soil contact: keep firewood, lumber, and mulch at least 5 feet from the foundation.
- Seal cracks and gaps in the foundation, walls, and around pipes.
- Install termite shields or metal flashing on top of foundation walls.
- Use pressure-treated wood for any wood that contacts concrete.
- Schedule annual professional inspections, especially in high-risk regions.
- Consider a preventive liquid or bait treatment for new construction or high-value properties.
In an apartment building, termites travel through shared walls and slab joints, so one unit's problem is the whole building's problem.Did you know?
A single termite colony can last for decades and hold millions of termites.
Termites can't digest wood on their own. Microbes in their gut do it for them.
Some termites will chew through plaster and plastic to reach the wood behind it.
Questions people ask
Do termites go away on their own?
No. Termites will not leave a structure once they've infested it. They will continue to feed and expand the colony until treated. Without intervention, damage worsens over time.
How long does termite treatment last?
Liquid soil treatments typically last 5–10 years. Bait stations require ongoing monitoring and bait replacement. Fumigation kills all termites in the structure but provides no residual protection; re-infestation is possible if preventive measures aren't taken.
Is termite damage covered by homeowners insurance?
Generally, no. Most standard homeowners insurance policies exclude termite damage because it's considered a preventable maintenance issue. Some policies may offer limited coverage as an add-on. Check with your pro.
What is the best time of year for termite treatment?
Treatment can be done year-round, but spring (before swarming) is ideal for preventive treatments. For active infestations, treat as soon as possible regardless of season. Fumigation is effective any time.
Can termites be treated in winter?
Yes. Subterranean termites remain active below the frost line and in heated structures. Liquid soil treatments can be applied as long as the ground isn't frozen. Bait stations can be monitored and serviced in winter.
How much does a termite inspection cost?
A WDO report for real estate transactions may cost $75–$200.
What is the difference between subterranean and drywood termites?
Subterranean termites live in underground colonies and build mud tubes to reach wood. They require moisture. Drywood termites live inside dry wood and do not need soil contact. Drywood infestations are often found in attics, furniture, and structural wood.
How can I tell if I have termites or ants?
Termite swarmers have four wings of equal size, straight antennae, and a thick waist. Ant swarmers have bent antennae, a pinched waist, and forewings longer than hindwings. Termite shed wings are identical in pairs; ant shed wings are mismatched.
Can you treat for termites before building a house?
In Landlords, termites are best caught early through inspection, because the damage is hidden inside wood until it is far along. In Landlords, a professional inspection looks for mud tubes, damaged wood, and swarming activity, and treatment targets the soil and the colony rather than just the visible wood.
Sources (10)
The facts in this article come from the public sources listed above. Every home is different, so ask the company you talk to about pricing and what’s included. Published by Termite Exterminator · Updated September 11, 2026 · How we write these guides