The way a home sits on its lot matters more than most people realize when it comes to termite exposure. A raised foundation with a crawlspace gives termites a direct path to structural framing. Older wood siding, deck posts set close to soil, and mature landscaping pressed against the house all change the risk profile of a property. In a city like Los Gatos, where the housing stock ranges from mid-century single-family homes to larger properties on hillside lots, the construction details are what drive the inspection and the treatment plan. The Sandman Termite works with that reality, not around it.
Drywood and subterranean termites are both active across this region, and they require different approaches. Drywood termites establish colonies inside the wood itself, with no soil contact needed. Subterranean termites travel up from the ground and need a path between soil and structure. Getting the identification right is the reason every job starts with a thorough inspection before any treatment is discussed. Property owners, real estate agents working against a closing date, and landlords managing rental homes all come to us for the same reason: they need to know what is actually there.
Timing matters in different ways depending on why you are calling. A homeowner who has spotted swarmers or found frass near a baseboard wants answers as soon as possible. A real estate agent managing an escrow that depends on a clean WDO report is working against a calendar. A landlord with a tenant in place needs the inspection to happen with minimal disruption to the household.
Same-day inspections are often available. When you call, we confirm what the visit will cover and give you the inspection cost before anything is scheduled. The inspector arrives ready to work, not to make a quick pass. The full structure is covered, findings are documented, and the report and any treatment options are reviewed with you before anything moves forward.
For real estate transactions, a wood-destroying organism report is required by many lenders and is standard practice for buyers who want a clear picture of what they are purchasing. The WDO inspection documents termite activity and also notes other wood-destroying organisms an inspector is required to report on, including carpenter ants, wood-boring beetles, and wood-decay fungus. We work with agents and escrow timelines to get the inspection done and the paperwork turned around. Pick up the phone and we'll handle the details.
Wood that touches or sits close to soil is a direct invitation for subterranean termites. Deck posts, fence stringers, stair stringers, and framing near grade are the places to examine closely, especially where landscaping has crept up against the structure or where drainage moves water toward the foundation. Correcting ground contact often means flagging conditions during the inspection so the homeowner understands what is making the structure more vulnerable, not just where the termites are now.
Moisture inside a crawlspace or wall cavity changes what termites find when they arrive. Damp wood is easier to work and harder to detect until the damage is significant. Part of a thorough inspection is noting conditions that raise risk alongside the evidence of active termites. Where those conditions can be addressed, addressing them is part of protecting the structure over time.
Bait stations installed around the property perimeter intercept foraging subterranean termites during normal activity. The bait works through the colony over time, reducing the population at the source. Stations also function as an ongoing early-warning system, checked on a schedule so that new activity shows up in the stations before it reaches the building. Bait systems are often paired with a liquid barrier, particularly on larger properties or structures where both methods add coverage the other cannot provide alone. Let us take care of the colony.
A commercial property in Los Gatos carries the same termite risk as a residential one, and in some cases more so, because larger structures have more wood, more entry points, and more areas that are difficult to inspect without knowing where to look. We work with business owners and property managers who need documented inspections, clear treatment recommendations, and a record of ongoing monitoring. The inspection findings and treatment cost are explained together so decisions can be made with full information.
Not every situation calls for a whole-structure approach. When drywood termite activity is confirmed in a contained area of accessible wood, a localized spot treatment or a borate wood treatment applied directly to the framing may be the right response. The inspection determines whether the infestation is contained enough for a targeted method or whether it has spread to the point where a broader treatment is needed.
Some homeowners call because they have already seen something: a swarm, a mud tube along the foundation, or frass near a window frame. Others call because they are about to buy or sell and need a formal report. In both cases, the inspection is the starting point. We look at the full structure, not just the area where the concern was first noticed, because termite activity rarely stays in one place for long.
Once the inspection is complete, the treatment recommendation follows from what was found. A widespread drywood infestation that has moved through attic framing and wall voids calls for whole-structure fumigation. A subterranean termite problem traced to soil entry points along the foundation calls for a liquid barrier, bait stations, or both. A smaller, contained infestation in accessible wood may call for a spot treatment. The findings drive the plan, not the other way around. We take pride in the protection we leave behind. The full breakdown of treatment types is on the service page.
Treatment handles the active infestation. What keeps the structure protected afterward is an annual inspection and ongoing monitoring. Each year, the property is re-checked so any new activity is caught early. For properties with in-ground bait stations, those are checked and serviced on a regular schedule. The annual visit also looks at previously treated areas and notes any changes in conditions that could affect how the protection is holding. This is the part of the job most homeowners are glad they kept up with.
A liquid termiticide barrier addresses subterranean termites by treating the soil around and under the foundation with a non-repellent termiticide. The treated zone works on contact as termites move through the soil toward the structure. Because the product is non-repellent, termites do not detect and avoid the treated area, which means the colony is affected rather than just redirected.
For the barrier to be applied properly, the foundation perimeter needs to be reachable. Slab edges, crawlspace access, and any interior areas where soil contact exists are all part of the scope. Where hardscape or landscaping limits access, the technician will explain what can be done and what that means for the coverage. Products are applied according to the label, and the technician will go over any preparation needed before the visit, including what the label directions say about re-entry timing.
the page covering termite work walks through how a job in Los Gatos normally runs.
Termite treatment pricing depends on the specifics of the property and the job. The size of the structure, how it is built, how reachable the affected timber is, and which treatment method fits the situation are all factors that move a quote. A slab foundation with limited crawlspace access is a different job from a raised foundation where the full underfloor is open. A widespread drywood infestation that calls for fumigation is scoped differently from a contained spot treatment on accessible framing.
When you call, we go over what the inspection will cover and confirm the cost before anything is scheduled. After the inspection, the findings and the treatment cost are reviewed together so you understand what was found and what addressing it involves before any work is authorized. Subterranean or drywood, we treat the one you actually have. The service page carries the full breakdown of what each treatment type involves.
We provide termite inspections and treatment throughout Los Gatos and the surrounding communities in Santa Clara County. Nearby areas we regularly cover include:
If your property is in or near any of these areas, call to confirm we serve your address and to get a quote.
It can, and it is one of the things the inspection is designed to account for. Older homes with wood-frame construction and raised foundations tend to have more points of exposure for both drywood and subterranean termites, and the framing is often more accessible for inspection. Properties with slab foundations present different access considerations for a liquid barrier treatment. The construction type, the extent of the infestation, and which areas of the structure are reachable all factor into which treatment method fits the situation, and those details are worked through after the inspection is complete.
Yes. Having the buyer present during the inspection is often useful because the inspector can walk through findings in real time rather than leaving everything to be interpreted from a written report. If you are purchasing a property and want to be there, let us know when you schedule.
Yes. Soil that slopes toward the foundation, irrigation that keeps the soil near the house consistently wet, and plantings that hold moisture against the siding all create conditions that favor subterranean termite activity. The inspector looks at the conditions around the foundation as part of the visit, not just the structure itself.
Fumigation requires specific preparation before the structure is tented, and the technician will walk you through the full list before the job is scheduled. This typically includes removing or sealing certain food items, plants, and medications, and making arrangements to be out of the structure for the required period. All preparation steps are covered in advance.
Yes. Wood-to-soil contact is one of the clearest conducive conditions for subterranean termite entry. It gives termites a direct path from the ground into structural wood without needing to build a mud tube across an open surface. The inspection specifically looks for this wherever it exists around the foundation and framing.
Yes. Vacancy does not change termite activity, and in some cases an unoccupied property goes longer without anyone noticing warning signs. An annual inspection and monitoring plan works regardless of whether the property is occupied full time. Call (669) 359-4289 to set up a plan for a seasonal or part-time property.
A prior report gives useful background on what was found at a specific point in time, but it does not reflect the current condition of the property. Termite activity can develop, spread, or be treated in the time since that report was written. A current inspection is the only reliable way to know where things stand now.
Report turnaround is something to discuss when you call, particularly if a closing deadline is involved. We work with real estate agents, lenders, and sellers who need documentation on a specific timeline, and scheduling the inspection with that deadline in mind is the best way to make sure the report is ready when it is needed.
Yes. An annual inspection and monitoring plan is not limited to properties that have had prior treatment. Starting with a thorough inspection establishes a baseline for the property's condition, and monitoring from that point forward means any new activity is caught early. Call to schedule the initial inspection.
The findings are documented in the WDO report and reviewed with you before anything else moves forward. From there, the parties involved in the transaction decide how to handle treatment, and we can schedule the work to fit the escrow timeline. A finding during a sale is not the end of the transaction. It is a problem with a process for addressing it.
Yes, and the construction style common in this area is part of why. Raised foundations and crawlspaces give termites access to structural framing that is not visible from inside the living space, and drywood termites working inside attic lumber or wall framing leave little evidence at the surface until a colony is well established. An inspection looks at the areas a homeowner typically cannot see, and finding nothing is a useful answer too. It means the property has been checked and any conditions that raise risk have been noted.
This is a local termite company, answerable to the homes it protects. The Sandman Termite is ready to inspect properties throughout Los Gatos and the surrounding area, whether you are dealing with an active infestation, preparing for a real estate transaction, or just want to know where things stand before a problem develops.
Simple scheduling. Competitive treatment pricing. Zero runaround.
Call (669) 359-4289 to get a quote and find out how soon an inspection can happen. We are available every day from 5:30 AM to 9:30 PM.
Check our complete coverage area. We serve these towns nearby as well: Saratoga, Cupertino, Santa Clara, Sunnyvale, Santa Cruz.
Not every termite situation calls for the same response, and we do not treat them that way. We start with a thorough inspection to confirm which termite type is active, how far it has spread, and what the structure looks like before we recommend anything. The table below lays out each method we use, what it is designed to do, and the kind of situation it fits best. When you call, we match the treatment to what we actually find.
| Treatment Option | How It Works | Best For | What to Expect |
|---|---|---|---|
| Annual Inspection and Monitoring | full structure re-checked each yearbait stations serviced and reviewed where presentfindings documented at every visit | Any property that has been treated and any homeowner who wants ongoing early detection rather than waiting for visible damage to appear | Recurring annual visit. Inspector checks for new mud tubes, frass, swarmers, and damaged wood, and reviews previously treated areas for any change in conditions. Builds a documented record of the property over time. This is the follow-up that keeps protection current after the initial treatment. |
| Wood and Spot Treatment | localized application to accessible infested woodborate treatments penetrate and protect treated sectionstargeted rather than whole-structure | Contained drywood termite activity in accessible areas where the infestation has not spread widely through the structure | Single or limited application depending on the scope. Technician confirms which approach fits the situation after the inspection. Not a substitute for fumigation when activity is widespread, but a proportionate response when the infestation is limited. |
| Liquid Termiticide Barrier | trench and treat soil around the foundationnon-repellent termiticide creates a treated zonetermites contact the product moving through soil | Subterranean termites entering from the soil toward the foundation | Single primary application with the foundation perimeter and slab edges addressed as the job requires. Products are applied according to label directions. Annual inspection and monitoring recommended to confirm the barrier is holding and catch any new activity early. |
| Pre-Construction Soil Treatment | soil treated before the slab is pouredcreates a termiticide zone at the foundation levelapplied at the right stage of the construction schedule | New construction in areas with subterranean termite pressure, where treating the soil before the foundation goes down is more efficient than treating after the build is complete | Single application timed to the construction schedule. We work with contractors and project managers to confirm the right treatment window. No follow-up treatment needed at the pre-construction stage, though annual inspection after occupancy is recommended. |
| Whole-Structure Fumigation | structure sealed with tarpstreatment reaches wood throughout the entire buildingcovers areas inaccessible to localized methods | Widespread drywood termite infestations that have spread through walls, attic framing, and structural members beyond what spot treatments can reach | Multi-step process requiring preparation before the visit. Technician walks you through everything needed beforehand, including re-entry timing per the product label. Addresses the full structure at once rather than section by section. |
| Termite Inspection (including WDO) | full walk of foundation, crawlspace, attic, and exterior woodchecks for mud tubes, frass, swarmers, and damaged wooddocuments findings before any treatment is recommended | Any homeowner with suspected activity, buyers and sellers in a real estate transaction, and lenders requiring a WDO clearance letter before a sale or refinance can close | Single visit with documented findings reviewed with you before treatment is discussed or priced. WDO report also covers other wood-destroying organisms inspectors are required to note, including carpenter ants, wood-boring beetles, and wood-decay fungus. Same-day inspections are often available. |
| Bait and Monitoring System | in-ground stations installed around the property perimeterforaging termites find and feed on the baitactive ingredient works through the colony over time | Subterranean termites, often paired with a liquid barrier for broader coverage on larger or more complex properties | Multi-step ongoing process. Stations are checked on a schedule and serviced as needed. Provides early-warning monitoring so new activity shows up in the stations before it reaches the structure. Works gradually rather than all at once. |
Call us to schedule a termite inspection or get a treatment quote. We are available every day from 5:30 AM to 9:30 PM at (669) 359-4289.
(669) 359-4289