Worried a termite report could delay your closing in Lakewood? You are not alone. Many sellers face termite questions with mid‑century homes, and timing matters when you are under contract. In this guide, you will learn what termite clearance means, how it affects your sale, typical costs and timelines in Lakewood, and smart ways to negotiate so you close on time. Let’s dive in.
What a termite report includes
A licensed pest control operator inspects your home and issues a written wood‑destroying organism report. The report notes live infestations, past activity with damage, and recommended treatments and repairs. After work is done, the company provides a final clearance or work‑completed letter.
You will usually see three documents:
- The initial inspection report with findings.
- A written scope and estimate for treatment and repairs.
- A final clearance or work‑completed letter after completion.
How it impacts your sale
Contract terms in California
The California Residential Purchase Agreement typically sets who pays for termite work and whether it must be completed before closing. Many buyers ask for completion or for a clear plan like a contractor agreement or escrow holdback. If the report shows active infestation or structural damage, buyers and lenders often expect proof of treatment and repair.
FHA, VA, and lender rules
Government‑insured loans like FHA and VA commonly require certain repairs to be completed when infestation or damage affects structural integrity or health and safety. Appraisers or underwriters may require a clearance or completion letter before funding. If your buyer is using FHA or VA financing, plan for treatment and repairs to be completed and documented before closing.
Common Lakewood findings
Why mid‑century homes are vulnerable
Lakewood’s housing stock is largely 1940s to 1960s single‑family homes with wood framing, stucco exteriors, and wood trim and eaves. Typical risk points include wood that touches soil, planter beds against siding, unsealed penetrations at studs and sills, and roof or soffit moisture issues. Poor grading, clogged gutters, leaking hose bibs, and older roof valleys can also invite activity.
What inspectors often flag
- Subterranean termite mud tubes on foundations, porches, or in crawl spaces.
- Drywood termite galleries in fascia, eaves, trim, or older cabinetry.
- Wood decay or dry rot in sills, fascia, and roof members from long‑term moisture intrusion.
- Localized damage at door thresholds, deck or porch framing, and garage trim.
Repairs and treatment options
Treatment choices
- Localized chemical treatment and spot repairs when activity is limited and damage is minor.
- Structural wood replacement for damaged studs, sill plates, joists, or fascia.
- Whole‑house fumigation to address drywood termites when colonies are spread inside structural members. Fumigation removes current colonies but does not prevent future activity, so it is often paired with exclusion and corrective repairs.
- Soil treatment or foundation spraying for subterranean termites, sometimes with trenching or baiting systems.
- Moisture control and exclusion fixes like grading, flashing, gutter and roof work, removing wood‑to‑soil contact, and sealing penetrations.
When permits are needed
Repairs that change framing or touch load‑bearing elements may require building permits and inspections. Cosmetic or non‑structural fixes usually do not. Confirm permit needs with the City of Lakewood Building & Safety before you authorize work.
Timelines you can expect
Scheduling and typical duration
- Inspection scheduling: often within a few days to a week. The site visit usually takes 30 to 90 minutes.
- Minor treatment and spot repairs: 1 to 7 days from scheduling to completion.
- Localized structural carpentry after treatment: 3 to 14 days, depending on contractor availability and permits.
- Whole‑house fumigation: prep day plus 1 to 2 days for tenting and a 24 to 72‑hour re‑entry period. Plan for 3 to 7 days of total disruption, plus any follow‑up repairs.
- Major permitted structural projects: 2 to 6 weeks or longer, based on permit timing and scope.
Cost ranges in Lakewood
These are approximate Southern California ranges. Always get multiple local bids.
- Pest inspection: $75 to $250.
- Localized treatment and spot repairs: $300 to $1,500.
- Small carpentry repairs (sill plate, trim, limited joist work): $500 to $5,000.
- Larger structural repairs: $5,000 to $25,000+ based on extent.
- Whole‑house fumigation: about $1,800 to $4,500 for a typical single‑family home, with larger homes costing more.
- Soil treatment and baiting systems: $300 to $2,000 depending on perimeter length and system type.
- Permit fees: vary by city and scope. Confirm current fees with the City of Lakewood.
Who pays and how to negotiate
Common practices
It is common for sellers in California to correct active infestations and hazards identified in the termite report if required by the contract or the buyer’s lender. Responsibilities are negotiable. Some sellers pay only for treatment, others complete full repairs, and some offer buyer credits or a price reduction instead of doing the work. If the buyer accepts the property as is, they may take on the responsibilities, although most lenders still expect clearance when there is infestation or damage.
Smart seller strategies
- Pre‑listing inspection: Order a WDO inspection before you list to avoid surprises, price accurately, and speed closing.
- Define scope: When damage is limited, consider treatment plus targeted repairs that still allow a final clearance. If structural integrity is affected or the buyer uses FHA or VA, full completion may be required.
- Get 2 to 3 bids: Obtain multiple bids for pest control and carpentry. Many companies coordinate treatment first, then repairs.
- Document everything: Provide receipts, photos, permit sign‑offs, and the pest control clearance to reduce friction in escrow.
- Escrow holdback: If repairs cannot finish before closing, consider an escrow holdback with a clear scope and price cap. Lenders must approve. FHA and VA often do not allow holdbacks for certain repairs, so confirm early.
- Seller credit or price reduction: Offer a credit if you prefer not to coordinate repairs. Support the number with written bids. Clarify whether the buyer will still need clearance for lending.
Seller checklist
- Order a pre‑listing WDO inspection from a licensed Southern California pest control company.
- If activity or damage is found, get written estimates for pest treatment and carpentry or roofing repairs.
- Confirm permit requirements with City of Lakewood Building & Safety.
- Decide whether to complete work before listing or disclose and offer an allowance or credit.
- If you enter escrow, review the buyer’s report and lender requirements right away.
- If timelines are tight, discuss an escrow holdback and ask the lender for approval early.
What to deliver to the buyer and escrow
- The original WDO inspection report.
- Pest control scope or estimate and the final invoice.
- Final pest control clearance or work‑completed letter.
- Contractor invoices and receipts for structural work.
- Permit cards and final building inspection sign‑offs, if applicable.
- Photos of repaired areas.
Keep your closing on track
A clear plan for termite clearance protects your price, your timeline, and your peace of mind. With the right prep, you can address what matters, avoid delays, and present buyers and lenders with the documentation they expect. If you want help mapping out costs, permits, and negotiation options for your Lakewood sale, connect with DK Realty Grp to get practical guidance and Get Your Free Home Valuation.
FAQs
What is termite clearance in a Lakewood home sale?
- It is a final pest control letter stating recommended treatments and repairs are completed or that there is no evidence of infestation at the time of inspection.
Do FHA or VA buyers require termite repairs before closing?
- Often yes. FHA and VA loans commonly require completion and documentation when there is infestation or damage that affects structural integrity or safety.
How long does fumigation take for a Lakewood home?
- Plan for a prep day, 1 to 2 days of tenting, and a 24 to 72‑hour re‑entry period, plus time for any follow‑up repairs.
Who typically pays for termite work in California?
- It is negotiable, but sellers often cover treatment and necessary repairs when required by the contract or the buyer’s lender.
When do I need a permit for termite‑related repairs?
- If repairs change framing or other load‑bearing elements, permits and inspections are often required. Confirm with City of Lakewood Building & Safety.
What are typical termite repair costs in Lakewood?
- Minor treatments can be a few hundred to low thousands, while larger structural repairs or whole‑house fumigation can reach into five figures depending on scope.
