Why do termite treatment quotes vary so much? Full price ranges for every treatment method in Southern California — and what every quote should include.
A homeowner in Mission Viejo called us on a Tuesday with three quotes in front of her. Two companies had sent inspectors; a third gave a number over the phone. The range: $850 to $2,300, all for what each company called "drywood termite treatment."
She wasn't shopping for the lowest price. She was trying to figure out which number made sense — and why three professionals had landed so far apart on the same house.
That call happens more than any other. Not "how much does termite treatment cost?" but "why do companies give me such different numbers?" The honest answer is that the gap is sometimes legitimate, and sometimes it isn't. Treatment cost depends on what was actually found during the inspection, which method those findings call for, how large the structure is, and how accessible the infested wood is. Companies that quoted different methods are legitimately pricing different scopes. Companies that quoted the same method at very different prices may be telling you something about how they operate.
Understanding those factors — the real price ranges for each treatment type in Southern California, what drives variation within each range, and what red flags look like in any quote — is how you make a decision you won't regret. That's what this post covers.
What Factors Affect Termite Treatment Cost
Six variables go into a termite treatment quote. Understanding each one is what lets you compare quotes from different companies correctly — apples to apples rather than apples to something completely different.
| Cost Factor | What It Drives |
|---|---|
| Treatment type required | The single biggest variable. Spot treatment vs. tent fumigation is a $1,000–$3,500 difference on the same home. |
| Structure size | Cubic footage drives whole-structure pricing (fumigation, heat). Ceiling height and architectural volume matter as much as square footage. |
| Severity and spread of infestation | Localized activity in one location opens up targeted treatment options. Widespread or multi-location activity moves the scope toward whole-structure approaches. |
| Accessibility of infested wood | Finished walls, tight crawlspaces, and high eaves cost more to treat than open framing or accessible exterior wood. |
| Construction type and age | Older homes often have more complex framing access. Post-2000 construction sometimes has Bora-Care-treated framing that affects the treatment picture. |
| Property type | Single-family homes, condos, and multi-unit buildings are each priced differently — shared walls, HOA protocols, and access points all affect scope. |
Treatment type required explains most quote variation. The same 1,800 sq ft home might need a $400 spot treatment for a localized infestation in one rafter tail, or a $2,500 tent fumigation for widespread activity distributed across the attic framing. Both quotes are accurate — for what they're treating. Comparing them as though they're the same job is the mistake that leads to the kind of confusion that homeowner in Mission Viejo was calling about.
The treatment type follows from the inspection findings: what species was identified, where the activity is located, how far it's spread, and whether the infestation is drywood, subterranean, or both. If a company quotes you a price without first doing an inspection, they're guessing. If two companies inspected and came back with different treatment recommendations, ask each one why — the answer tells you a lot about what's actually in the structure.
A full comparison of treatment methods and when each one applies is on our treatments page. The price breakdown follows.
Typical Termite Treatment Prices in Southern California (2026)
These ranges are from our actual jobs across Orange County, LA County, the Inland Empire, and Riverside County.
| Treatment | Range | When It Applies |
|---|---|---|
| Free residential inspection | Free | Primary service area |
| WDO / real-estate inspection | $295 flat fee | Escrow and lender reports — credited toward treatment within 30 days |
| Spot treatment | $300–$1,500 | Localized drywood infestation in accessible wood |
| Orange oil | $500–$1,500 | Drywood termites in accessible wood, direct injection method |
| Borate (Bora-Care) | $900–$1,900 | New construction or exposed framing during repairs |
| Termidor soil barrier | $800–$2,500 | Subterranean termite treatment along the foundation perimeter |
| Heat treatment | $1,200–$3,500 | Whole-structure or zone-level treatment, no chemicals |
| Tent fumigation | $1,500–$4,000 | Whole-structure; larger and taller homes reach the higher end |
| Termite damage repair | $200–$8,000+ | Per repair scope, in-house |
Spot treatment and orange oil are the right call for a localized drywood infestation in wood that can be physically accessed — a rafter tail, a garage door frame, an exterior fascia section. Both methods involve drilling small injection holes directly into the gallery system and treating at the source. Orange oil (d-limonene) kills termites on contact within the treated area. Spot treatment uses a residual termiticide with similar direct application.
The limitation of both: they treat what the inspector can reach. If the infestation is inside finished walls, distributed across multiple inaccessible locations, or in attic framing that can't be directly accessed, a localized treatment won't solve it. An inspector who recommends spot treatment for a widespread infestation isn't doing you a favor — they're giving you a low quote on the wrong job.
Tent fumigation is the most common approach when drywood termite activity is widespread, in inaccessible areas, or found in multiple locations throughout the structure. The structure is sealed under a tent and sulfuryl fluoride gas is introduced — it reaches every piece of wood regardless of wall finish or framing access. Fumigation is priced by cubic footage rather than square footage, which accounts for ceiling height and architectural volume. We've covered the OC-specific cost calculation in detail — including a size-by-size price table — in our tent fumigation cost guide. You can also estimate your structure's cubic footage using our fumigation calculator.
Heat treatment raises the entire structure or a specific zone to 135–150°F — lethal to termites at all life stages, and completely chemical-free. It's priced similarly to fumigation ($1,200–$3,500) and is a genuine alternative when the structure layout and infestation pattern are appropriate for heat. Not every home or infestation is a good fit for heat — your inspector will tell you clearly if it isn't. More detail on the heat treatment page.
Termidor soil barrier addresses subterranean termites specifically. Termidor (fipronil) is applied as a continuous treatment zone in the soil around the foundation perimeter. Subterranean termites traveling through the treated zone pick up the product and carry it back to the colony, eliminating the source. Effective range is $800–$2,500 depending on perimeter footage and site access. Full application details on the Termidor treatment page.
Bora-Care borate treatment is most often applied to new construction framing before the walls are closed, or to exposed framing during termite damage repairs or major renovations. Bora-Care uses a glycol carrier that drives the borate compound into the wood fiber itself rather than staying on the surface — providing lasting protection against termites and wood-boring beetles. It's a preventive treatment for accessible wood, not a remedy for an active infestation in enclosed framing. Orange oil is the contact treatment for active accessible infestations; Bora-Care is the protection layer applied to exposed wood.
What's Included in a Termite Treatment Quote — and What Isn't
What a full Ultimate Termite quote includes:
- Free residential inspection in our primary service area. Full structural assessment — attic, subarea, garage, exterior eaves, foundation, all accessible areas — with findings documented in a written report.
- The treatment itself, whichever method the inspection findings support.
- Written WDO report documenting species identified, activity locations, recommended treatment, and areas treated.
- Standard 1-year warranty on all treatment types. New activity in treated areas within the warranty period means we come back.
- Pre-treatment preparation checklist — exactly what needs to happen before the crew arrives, including anything to bag, remove, or unlock.
What isn't included in the treatment quote:
Accommodations during fumigation are the most significant separate cost. Tent fumigation requires everyone — people, pets, and plants — to vacate for approximately three days. In Orange County and LA County, budget $150–$300 per night for a standard hotel. Pet boarding typically runs $50–$100 per night per animal. Our tent fumigation cost guide covers these out-of-pocket costs in OC-specific detail, including food and medication budgeting after treatment.
Termite damage repair is always a separate line item. If the inspection finds structural or cosmetic wood damage, a repair estimate is provided separately from the treatment quote. Minor repairs — a few rafter tails, fascia sections, a door jamb — typically run $200–$800. Structural beam, floor joist, or subfloor work can reach $5,000–$8,000+. All repairs are performed in-house by our licensed repair team, not subcontracted, which keeps the work under the same license and quality standard as the treatment.
Plumbing, electrical, or roofing issues discovered during repair scope are outside our trade license. We'll document what we find and let you know what specialty trade you'll need to engage separately.
Annual re-inspection after the first warranty year is a separate maintenance agreement. It's a conversation worth having once treatment is complete, particularly in Southern California's year-round termite climate — but it's not bundled into the initial treatment quote.
One clarification on WDO inspections: the $295 flat fee applies to escrow and lender-required reports. It's credited toward treatment when treatment is scheduled within 30 days. Residential inspections outside of real estate transactions remain free in our primary service area.
Red Flags in Termite Treatment Quotes
Low-price red flags:
A quote that falls substantially below the standard ranges isn't a bargain — it usually reflects a scope cut, a capability gap, or a pricing practice worth understanding before you sign.
- Phone quotes without inspecting — fumigation pricing requires cubic footage. Spot treatment pricing requires knowing what species was found and where. A quote given over the phone without an inspection is an estimate, not a price.
- Quotes below the floor of the range for the treatment described — a fumigation quote under $1,000 for an average Southern California home is priced below what the job costs to do correctly with licensed crews, proper Vikane dosing, and a certified clearance test. That gap comes from somewhere.
- No written quote or itemized scope — a legitimate treatment company puts the scope in writing before treatment begins. Verbal estimates with nothing in writing leave you with no recourse if the work doesn't match what was discussed.
- No California SPCB license number on request — every structural pest control company operating in California is required to carry a license from the Structural Pest Control Board. If they won't give you their SPCB number, stop there.
- Multi-year warranty claims on standard treatments — tent fumigation and most treatments carry a standard 1-year warranty. A company claiming 3 or 5 years on fumigation is either bundling an extended plan into the price or misrepresenting the warranty terms. Find out which before you agree to it.
High-price red flags:
A quote above the standard range isn't automatically wrong. Larger structures, complex access situations, and multi-treatment jobs can legitimately reach the high end or beyond. The red flag is when the price doesn't follow from the scope.
- Whole-structure treatment recommended for localized findings — if the inspection found activity in one accessible area and the quote is for full fumigation, ask why. The recommendation should match what was found.
- Pressure tactics — "today only" pricing, urgency framing around structural emergencies, or pressure to sign before you've had time to review the written quote. Termite decisions made under pressure are rarely the right ones.
- Unexplained premium — if a quote is significantly above market ranges for the treatment type, ask for itemization. A company confident in their pricing can explain it line by line.
What a reasonable quote looks like:
Priced within the standard ranges for the treatment type recommended. Treatment recommendation matches what the inspection actually found. Fully written and itemized before work begins. SPCB license disclosed on the quote (ours is #PR7791). One-year warranty spelled out in writing. No pressure to decide the same day as the inspection.
How to Get an Accurate Number for Your Property
The ranges in this post give you a framework for evaluating quotes. They don't tell you what you'll actually pay — because that depends on what the inspection finds at your property.
A free inspection is the only way to get an accurate number. Here's what that looks like:
The inspector does a full structural assessment — attic spaces, subarea, garage, exterior eaves, foundation, and all accessible wood-to-soil contact points. Every species identified, every location of activity, and every condition likely to lead to further damage gets documented in a written report. The treatment recommendation follows from those specific findings.
Treatment selection depends on what the inspection finds. An inspector who recommends the same treatment regardless of what they found isn't doing an inspection — they're running a script. If the structure is clean, that's the report you get.
Once the inspection is complete, you receive a written itemized quote: treatment type, scope, price range, what's included, warranty terms, and our SPCB license number (#PR7791). No obligation to proceed. No pressure on the day.
Residential inspections in our primary service area are free. WDO and real-estate inspections are $295 flat, credited toward treatment within 30 days if treatment is scheduled.
The price variation you see across companies often narrows significantly once everyone is quoting the same scope against the same inspection findings. An itemized written quote from a licensed inspector is the fastest way to cut through the noise.