When a home sale in Saratoga moves toward closing, a wood-destroying organism inspection is often the one document that decides whether the timeline holds. Lenders require it. Buyers expect it. And when the report comes back with findings, the question of what to do next needs a clear answer fast. The Sandman Termite handles WDO inspections for property transactions throughout Saratoga, and we turn the paperwork around so closings stay on schedule. Sellers, buyers, and real estate agents all work with us when a report is needed against a deadline.
The same inspection that serves a real estate transaction is the right starting point for any homeowner who suspects something is wrong. Saratoga's established housing stock, with its older wood-framed construction and mature landscaping, gives termites plenty of places to work quietly. Whether you have seen something that concerns you or you simply want to know where things stand, we inspect the full structure, document what we find, and explain what it means before any treatment is recommended or priced.
Here is what most homeowners miss about quiet termite damage: the species determines the treatment, and getting that wrong means the problem stays. In this part of California, drywood termites and subterranean termites are both active, and they live in different places, leave different evidence, and require different responses. The inspection is how we figure that out before anything else happens.
When subterranean termites are confirmed, the soil around and under the foundation is treated with a non-repellent termiticide. The reason non-repellent products matter is that the colony cannot detect the treated zone and does not avoid it. Termites move through it, carry the active ingredient back, and the colony is affected at the source. The application covers the foundation perimeter and any interior areas the situation calls for. Products are applied according to the label, and the technician will explain beforehand what the household needs to do and how long to stay out of treated areas.
A WDO inspection is a formal documented report, and it covers more than termites alone. Where carpenter ants, wood-boring beetles such as powderpost beetles, or wood-decay fungus are present and visible, the inspector notes them in the report. Those findings belong to the inspection record, not to a separate treatment program. The report is what lenders and agents need to move a transaction forward, and we work with all parties to get it scheduled and completed without holding up the process.
When drywood termite activity is found in a specific section of the structure and the infestation has not spread widely, localized treatment of the affected timber is often the right fit. Borate wood treatments penetrate the wood and work against termites in that area. When the infestation has moved through a significant portion of the structure, whole-structure fumigation is the more thorough response, because it reaches termites inside the wood throughout the entire building at once. The inspection determines which situation applies, and the recommendation follows from what was actually found.
Crawlspace properties present specific challenges. Subterranean termites often enter through the subfloor framing, and moisture in a crawlspace creates conditions that make that framing more vulnerable. The inspection covers the crawlspace fully, including piers, joists, and any wood near the soil line. Where conducive conditions are found alongside termite activity, both are noted in the findings so the homeowner understands the full picture. Treating the crawlspace properly means reaching the soil and the framing, and we confirm what access is available before the job is scoped.
Treatment pricing depends on several things that only the inspection can confirm. The size of the structure, how it is built, how accessible the affected timber is, and which treatment approach fits the situation all move the number. A large wood-framed home with a crawlspace and widespread drywood activity is a different job from a slab-foundation property with a contained subterranean infestation. Neither can be accurately priced from a description over the phone.
When you call, we explain what the inspection covers and give you the inspection 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 will involve. You get a clear price before any work is authorized. Ask what it covers and you get a straight answer.
Simple scheduling. Competitive treatment pricing. Zero runaround.
A liquid termiticide barrier is designed around the structure itself, not around a standard formula applied the same way to every property. The soil around the foundation and, where the construction requires it, beneath the slab is treated to create a zone that intercepts subterranean termites before they reach the framing. What makes this work is access. The perimeter needs to be reachable, which means hardscape, planters, and any features close to the foundation line are assessed during the inspection so the treatment can be applied where it needs to go.
For new construction in Saratoga, pre-construction soil treatment is the most efficient point to address subterranean termite pressure. Treating the prepared soil before the slab is poured builds protection into the structure from the beginning rather than adding it after the fact. We work with contractors and project managers to schedule treatment at the right stage of the build.
If the scope is still open, the page on termite control options is the place to start.
Booking your inspection takes one phone call. Same-day appointments are often available, including for real estate transactions where the timeline is tight. When you call, we confirm the appointment, go over what the inspection covers, and give you the cost before anything is scheduled. There is no waiting to find out whether we can fit you in.
For property transactions, we work with sellers, buyers, and agents directly. The WDO report documents what the inspector found, and it is completed and available for the parties who need it. If the findings require treatment before closing can proceed, that conversation happens immediately after the inspection, not days later. We work around tenants, occupied households, and commercial schedules where the situation calls for it.
We take pride in the protection we leave behind, and that includes making sure the paperwork side of the job does not slow anyone down.
Some homeowners in Saratoga call because they have seen something specific: a swarm, frass near a baseboard, a wall that sounds hollow when tapped. Others call because they are about to list a property and want to know the condition before a buyer's inspector does. In either case, the inspection covers the full structure, not just the area that prompted the call. Termites rarely limit themselves to the spot where the evidence shows up first, and a complete picture is the only useful one.
When the inspection confirms active termites, the treatment plan is built around what was found. Drywood activity in accessible framing calls for a different response than a widespread infestation that has moved through the attic and wall voids. Subterranean activity at the foundation calls for a different approach than drywood activity in the roof framing. We explain the options, the scope of each, and the cost before any work begins. The service page carries the full breakdown of what each treatment involves.
A treated property is not a permanently closed matter. An annual inspection and monitoring plan is how new activity gets caught before it has time to spread. For properties with in-ground bait and monitoring stations, those stations are checked on a regular schedule and serviced as needed. The annual re-inspection also looks at previously treated areas and any conditions that have changed since the last visit. This is the part of the job that keeps the protection working over time. Let us take care of the colony.
We serve Saratoga and the surrounding communities throughout Santa Clara County. Nearby areas we regularly work in include:
If your property is in or near any of these areas, call to confirm service availability and schedule an inspection. This is a local termite company, answerable to the homes it protects.
A WDO report with findings does not end a transaction on its own. What it does is give the parties accurate information about the condition of the structure, and from there the sale, the treatment, and the timeline are worked out between buyer, seller, and their agents. We can schedule treatment promptly after an inspection when a closing is time-sensitive, and the documentation of completed work is available for the parties who need it. Many transactions in Saratoga proceed through treatment and close without significant delay when the inspection is handled early enough in the process.
Yes. When part of a structure is blocked, sealed, or otherwise inaccessible, the report documents that so you know exactly what was and was not examined. If those areas become accessible later, we can return to inspect them. A complete picture matters before any treatment decision is made.
Older wood-framed construction often has more entry points, more accumulated moisture history, and more areas where wood has come close to or into contact with soil over the years. The inspection covers all of it: foundation perimeter, crawlspace or subfloor framing, attic, exterior wood, and any area where conditions favor termite activity. Construction type also affects which treatment approaches are available, since the access points and the way the structure sits on the ground determine what can be reached and how. None of that changes the starting point, which is a thorough inspection before any treatment is recommended.
Yes. If something comes up, call (669) 359-4289 and we will find a time that works. Same-day inspections are often available, so rescheduling does not usually mean a long wait to get back on the calendar.
That depends on access to the areas that need to be inspected, including the crawlspace, attic, and interior. Call (669) 359-4289 to discuss the specifics for your property. In some cases access can be arranged without the homeowner present, and in others the inspection is more complete when someone is available to provide access to locked or secured areas.
Yes. Construction type plays a direct role in how a treatment is scoped and priced. A slab foundation requires different barrier treatment logistics than a raised foundation with a crawlspace, and a larger or more complex structure affects the scope of fumigation. The inspection accounts for construction type before any price is given.
The fumigation process involves sealing the structure with tarps and working through a defined procedure that includes clearance testing before re-entry is permitted. The professionals performing the work manage the process from start to finish and will explain each stage, including how the property is secured and how re-entry is determined, before the job begins.
That depends on the scope agreed to when you schedule. A detached garage, workshop, or storage structure can be included in the inspection, and it is worth discussing when you call. Termites do not limit themselves to the main house, and a separate structure with wood framing can harbor an infestation independently.
The Sandman Termite does not route calls through a form or ask you to wait for a callback. When you call (669) 359-4289, you reach someone who can schedule your inspection, answer questions about what the visit involves, and give you the inspection cost before anything is confirmed. We are available every day from 5:30 AM to 9:30 PM. Subterranean or drywood, we treat the one you actually have. Let's get your home inspected.
Check our complete coverage area. We serve these towns nearby as well: Cupertino, Los Gatos, Santa Clara, 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