Angelus Termite Control has been protecting homes and buildings in El Monte since 1925. That is 101 years of termite inspections, treatments, and long-term protection in one community, and the work has not changed in the ways that matter most. Whether you spotted a swarm in your backyard, found mud tubes along your foundation, or need a WDO report before a real estate closing, you reached the right place. Our reputation is local, so every inspection matters to us. Trusted by local homeowners, realtors, and businesses across Los Angeles County, we show up ready to find the problem and fix it. One number. One inspector. One protected structure. Call (626) 532-8789 to get started.
We inspect for termites every day, and we know where they hide.
Angelus Termite Control was founded in 1925 by a local family who saw a genuine need in El Monte and the surrounding San Gabriel Valley. At the time, the area was growing fast, new homes were going up, and subterranean termites were quietly working through foundations and floor joists without anyone noticing until the damage was already done. The family started with a simple idea: thorough inspections, honest findings, and treatment that actually solves the problem.
Over the decades, the methods have improved. The termiticides are more effective. The bait technology is more precise. The inspection process is more systematic. What has not changed is the commitment to doing the job right the first time.
Today the work is performed by experienced termite technicians who respect your home and treat every structure with the same care they would bring to their own. Southern California carries real, year-round termite pressure, and 101 years of continuous operation in this region means we understand the local conditions at a level that takes decades to develop. Let us take care of the colony.
Whether it's one mud tube or a colony under the whole slab, the process follows the same three-part mission: inspect, treat, and protect. We start by confirming whether termites are active, identifying the species, and understanding how far the infestation has spread. From there we recommend the treatment that fits the termite type and the structure. Then we set up ongoing protection so the problem does not come back. One call starts the inspection.
The inspection is where every job begins. Before we recommend any treatment or quote any price, we conduct a thorough inspection of the structure. We look for active termites, identify the species, and assess how far the infestation has spread. Mud tubes, damaged wood, swarmers, and frass all tell a story, and reading that story accurately is what separates a useful inspection from a guess.
For real estate transactions, we provide a wood-destroying organism (WDO) inspection report, sometimes called a termite letter or termite clearance letter. Many lenders require this report before approving a home purchase or refinancing. A WDO inspection covers termites and may also flag other wood-destroying organisms when present, including carpenter ants, wood-boring beetles, and wood-decay fungus, because lenders and buyers deserve the full picture.
Inspectors who show up on time and ready to work is the standard we hold ourselves to on every appointment. We work to accommodate scheduling needs, including same-day availability when the calendar allows. Inspection pricing is discussed upfront with no surprises after the fact. Call today and we'll get you on the schedule.
Treating termites takes the right termiticide for the right species.
Subterranean termites, including Formosan termites, live in the soil and travel up through the ground to reach the wood in your home. The most effective treatment for these species is a liquid termiticide barrier. We trench and treat the soil around and under the foundation, applying a non-repellent termiticide that creates a continuous treated zone. Termites moving through the treated soil pick up the product and carry it back to the colony.
We treat the full foundation perimeter, slab edges, and where accessible, the crawlspace and subfloor areas. The goal is no gap in coverage, because a gap is exactly where termites find their way through. This treatment is the workhorse of subterranean termite control, and it has a long track record of effectiveness when it is applied correctly and completely.
In-ground bait stations are placed around the perimeter of the property at regular intervals. Termites foraging through the soil find the stations, feed on the bait, and carry it back to the colony. Over time the colony is eliminated rather than just disrupted.
Beyond colony elimination, the stations serve an ongoing monitoring function. Regular inspections of the stations give us early warning if termite activity increases or shifts. Bait systems are often paired with a liquid barrier for a layered approach, particularly on properties with a history of termite pressure or structures where soil access is limited in some areas.
Drywood termites are a different problem from subterranean termites. They do not come up from the soil. They live entirely inside the wood, which means soil treatments do not reach them.
For a widespread drywood termite infestation, whole-structure fumigation is the appropriate treatment. The structure is tented and filled with a fumigant that penetrates the wood throughout the entire building. There is no spot or section left untreated. This is the method that covers a full infestation when drywood termites have spread through multiple areas of the structure.
For smaller, contained infestations or accessible wood, localized spot treatments and borate wood treatments are effective options. We choose the method based on what the inspection reveals, not on a one-size-fits-all approach. We'll be there for the inspection.
Builders and developers in El Monte and the surrounding San Gabriel Valley have an opportunity to protect a new structure before the slab is ever poured. Pre-construction soil treatment applies a termiticide to the soil before construction is complete, creating a treated zone that is built into the foundation from day one. This is a cost-effective step that is far simpler to complete during construction than after the fact.
Before the colony does another season of damage, it helps to know what treatment will actually cost.
The honest answer is that termite treatment pricing depends on the termite species, the size of the structure, and the treatment method the inspection identifies as the right fit. A small spot treatment costs less than a whole-structure fumigation. A single-family home costs less to treat than a large commercial building. There is no single number that applies to every situation.
What we can tell you is that transparent pricing with no hidden fees is how we operate. After the inspection, we walk through the findings and the recommended treatment, and we give you a clear quote before any work begins. You know exactly what you are paying for and why. No surprises after the fact, no fees that appear at the end.
Treatment solves the current problem. A renewable warranty or service agreement protects the structure going forward.
After treatment, we offer an annual inspection program paired with a renewable warranty. If termites return during the coverage period, retreatment is included under the agreement. You are not starting over from scratch, and you are not paying full price again for a problem the original treatment was meant to solve.
For El Monte homeowners, year-round termite pressure in Southern California makes ongoing coverage a smart investment rather than an optional add-on. For property managers and realtors, an active service agreement adds documented protection that matters to buyers, lenders, and tenants. The warranty is renewable, so coverage continues as long as you choose to maintain it.
Our home base is El Monte, and we serve the full surrounding area across Los Angeles County. Nearby communities we cover regularly include Baldwin Park, West Covina, Rosemead, Arcadia, Monrovia, and Temple City, along with the broader San Gabriel Valley.
We work with residential homeowners, commercial property owners, multi-unit building managers, and real estate professionals who need WDO reports for closings. Realtors and property managers throughout the area rely on us when a transaction depends on a fast, accurate termite inspection. Not the loudest termite ad in town, just the most thorough inspection.
The San Gabriel Valley sees consistent activity from drywood termites, which thrive in the warm, dry conditions common here, and subterranean species are present wherever soil and wood meet. We have been inspecting structures in this part of Los Angeles County since 1925, and that depth of local experience shapes how we approach every inspection. Knowing the local species and the construction types common to this area makes a real difference in finding problems early.
We have been protecting homes and buildings in El Monte since 1925, which puts us at over a century of continuous operation in this community. That track record is built one inspection at a time, and the knowledge of local construction, local soil conditions, and local termite behavior that comes with it is not something that develops quickly.
Our reputation is local, so every inspection matters to us. When you call, you reach someone who knows El Monte and the surrounding area, and the inspector who shows up is accountable to this community. That personal accountability is built into how we operate every day.
We back our work with a renewable warranty or service agreement that includes retreatment if termites return during the coverage period. The warranty is not a formality. It is the part of the job that keeps your structure protected after the initial treatment is complete.
If termites return within the coverage period of your service agreement, we retreat the structure at no additional charge. You are not starting over from scratch, and you are not paying full price again for a problem the original treatment was meant to solve. Keeping your warranty current is what keeps that protection in place.
Realtors and escrow officers across the San Gabriel Valley rely on us to deliver accurate WDO reports on a schedule that respects closing deadlines. We understand that a delayed report can stall a transaction, so we prioritize turnaround and communicate clearly with all parties involved.
Inspectors who show up on time and ready to work is the standard we hold ourselves to on every appointment. We confirm the appointment in advance and treat your time with the same respect we would want for our own.
You can reach us at (626) 532-8789 during our operating hours, which run every day from 6:30 AM to 10:30 PM. If you have a question about what was treated, what to watch for, or how the warranty works, we are available to walk through it with you. We do not consider the job done until you are clear on what was done and what comes next.
Angelus Termite Control has been the termite specialist El Monte and the San Gabriel Valley have counted on since 1925. A century of experience means we know this area, we know these termites, and we know how to protect the structures people live and work in.
If you have a concern, spotted a swarm, found mud tubes, or have a real estate deadline on the calendar, call us now. One conversation, one inspector, one clear path forward. Fast WDO reports. Honest findings. Closings kept on schedule. Call (626) 532-8789 for a quote.
Every termite problem starts with an inspection, because the species present determines the treatment. Subterranean and Formosan termites travel through the soil and call for a barrier or bait approach, while drywood termites live inside the wood and a widespread infestation requires fumigation to reach every gallery at once. We identify what is active in your structure before we quote anything, and we match the method to what we find. The table below walks through each option so you know what to expect before we arrive.
| Control Method | How We Do It | Best Suited For | Timeline and Results |
|---|---|---|---|
| Termite Inspection (including WDO) | Inspector examines structure from foundation to rafters, Termite species and extent of activity are identified, Wood-destroying organisms are documented in the report, Findings are explained before any treatment is quoted | Any homeowner with suspected termite activity; required by most lenders and escrow officers for home purchases, sales, and refinancing in California | Single inspection appointment; WDO report delivered on a schedule that fits closing deadlines; the report covers termites, prior damage, and other wood-destroying organisms as required by lenders |
| Liquid Termiticide BarrierMost Popular | Soil is trenched around the foundation, Non-repellent termiticide is applied to the trench and sub-slab areas, Termites contact the treated zone and carry it back to the colony, Colony is eliminated from the inside out | Subterranean and Formosan termites entering from the soil | Single primary treatment with the treated zone providing multi-year protection; annual inspection confirms the barrier is holding; retreatment included under an active service agreement if termites return |
| Bait and Monitoring System | In-ground stations placed at intervals around the perimeter, Foraging termites find the bait and recruit nestmates, Active ingredient is carried back through the colony, Stations remain in place as an ongoing monitoring network | Subterranean and Formosan termites; often paired with a liquid barrier for layered coverage | Multi-step process; colony elimination takes place over weeks to months as the bait moves through the population; stations provide continuous early-warning monitoring after the colony is gone |
| Whole-Structure Fumigation | Structure is sealed and tented, Fumigant penetrates every wall cavity, void, and piece of wood, Entire building is treated at once, Structure is cleared and ventilated before re-entry | Widespread drywood termite infestations that have spread through multiple areas of the structure | Single treatment event requiring occupants to vacate for the duration; the most thorough option when drywood termites are active throughout the building; follow-up inspection confirms clearance |
| Wood and Spot Treatment | Accessible infested or at-risk wood is treated directly, Borate solution applied to structural lumber, Kills active termites in treated wood, Provides ongoing protection against reinfestation in treated areas | Smaller, contained drywood termite infestations where affected wood is accessible; also protective against wood-decay fungus and wood-boring beetles in treated areas | Localized treatment with no need to vacate; effective when the infestation is limited and the wood is reachable; may be combined with other methods when the scope is broader |
| Pre-Construction Soil Treatment | Soil is treated with termiticide before the slab is poured, Creates a continuous barrier from the ground up, Timed to fit the construction schedule, Protects the structure before framing begins | New construction projects in Los Angeles County and the San Gabriel Valley where termite pressure makes pre-slab treatment a practical investment | Single treatment applied at the appropriate stage of construction; provides foundational protection that works in combination with any post-construction measures; documentation available for the building record |
| Annual Warranty and Renewal | Annual inspection confirms the structure remains termite-free, Coverage is renewable each year, Warranty is transferable if the property is sold, Retreatment included if termites return within the coverage period | Any homeowner who has completed treatment and wants documented, ongoing protection; adds value at resale and satisfies lender and buyer expectations | Ongoing year-over-year coverage; no lapse as long as the agreement is kept current; retreatment at no additional charge if termites return during the covered period |
How do I tell whether I have subterranean or drywood termites?
The signs are different enough that a close look usually points in the right direction. Subterranean termites build mud tubes, the pencil-width tunnels of soil and debris you see running along foundation walls, crawlspace supports, or exterior concrete. They need moisture and soil contact to survive. Drywood termites live entirely inside the wood and leave frass behind, small pellet-like droppings pushed out of tiny kick-out holes in the wood surface. Swarmers from both types may appear indoors, but the mud tube or frass tells us which one we are dealing with. An inspection confirms it and determines how far the activity has spread.
What do mud tubes on my foundation actually mean?
Mud tubes are the travel corridors subterranean termites build to move between the soil and the wood in your structure while staying protected from open air. Finding one or more on your foundation wall, slab edge, or crawlspace supports is a strong indicator that a subterranean colony is actively foraging into the structure. The tube itself does not tell you how large the colony is or how far the damage has progressed. That is what the inspection is for. We locate the tubes, trace where they lead, and map the extent of the infestation before any treatment is quoted.
Right Treatment Matched to the Termite Species
We inspect before we quote, and the treatment recommendation follows directly from what the inspection reveals. You will never be sold a method that does not fit the species or the scope of the infestation.
I saw swarmers inside my home this spring. What does that mean?
Swarmers are the reproductive members of a mature termite colony, and finding them indoors means a colony is already established somewhere in or near the structure. They do not fly in from outside looking for a place to start. Seeing them inside, especially near windows or lights, is a sign the colony has been present long enough to produce a reproductive flight. The discarded wings left on windowsills or floors are often the first thing homeowners notice. An inspection after a swarm event is the right next step so we can locate the colony and assess the damage before another season passes.
Do I need a liquid barrier, bait stations, or fumigation?
The answer depends on what species is active and how far the infestation has spread. Liquid barriers and bait systems are the primary tools for subterranean and Formosan termites that travel through the soil. Fumigation is the recommended approach when drywood termites have spread through multiple areas of the structure, because it is the only method that reaches every gallery and void at once. A localized spot treatment may be appropriate when a drywood infestation is small and the affected wood is accessible. We do not recommend a treatment until the inspection tells us which species is present and where the activity is concentrated.
How does a liquid termiticide barrier protect my foundation?
We trench the soil around the foundation perimeter and along slab edges, then apply a non-repellent termiticide to the trench and any sub-slab areas we can access. The treated zone becomes invisible to termites because non-repellent termiticides cannot be detected by foraging workers. Termites move through the treated soil, pick up the active ingredient, and carry it back to the colony through normal social contact. The colony is eliminated from the inside out over time. The treated zone remains active in the soil for years, and an annual inspection confirms it is still doing its job.
Fast Turnaround on Real Estate WDO Reports
Closing deadlines do not wait, and neither do we. Same-day and fast-turnaround inspections are available, and we deliver accurate WDO reports on a schedule that keeps your transaction on track.
Are termite treatments safe for children and pets?
We follow all label directions and application protocols, and we explain any preparation steps or re-entry intervals before work begins. For most liquid barrier and bait treatments, the preparation required is straightforward and the treated areas are the soil around the exterior of the foundation. Whole-structure fumigation requires occupants, including pets, to vacate the structure for the treatment period and until the structure has been cleared and ventilated. We walk you through exactly what is required for your specific treatment before scheduling begins so there are no surprises.
Is a WDO inspection required when buying or selling a home in California?
Most lenders and escrow officers require a wood-destroying organism inspection as a condition of financing for home purchases, sales, and refinancing in California. The report documents active termites, prior termite damage, and other wood-destroying organisms found in the structure, including carpenter ants, wood-boring or powderpost beetles, and wood-decay fungus. The completed report produces a clearance letter that satisfies the lender requirement. If you are working toward a closing deadline, calling us early in the transaction gives us time to schedule the inspection and deliver the report without putting the timeline at risk.
How quickly can you turn around a WDO report for a closing?
We understand that real estate transactions run on tight schedules, and we treat inspection requests with deadlines as a priority. Same-day and fast-turnaround inspections are available for most locations in El Monte and the surrounding San Gabriel Valley. When you call, let us know the closing date and we will schedule the inspection and deliver the report on a timeline that keeps the transaction moving.
Renewable Termite Warranty and Retreatment
After treatment is complete, a renewable service agreement keeps your structure covered year after year. If termites return during the coverage period, we retreat at no additional charge.
How often should a home be inspected for termites?
An annual inspection is the standard recommendation for homes in the San Gabriel Valley and greater Los Angeles County, where both drywood and subterranean termites are active year-round. Annual inspections catch new activity early, before a colony has time to do significant structural damage, and they are required to keep a renewable service agreement current. Homes with prior termite history, older construction, or conditions that favor termite activity, such as wood-to-soil contact or moisture issues, benefit most from consistent annual coverage.
Will termites come back after treatment, and what does the warranty cover?
Treatment eliminates the active colony and, in the case of a liquid barrier, creates a treated zone that deters new subterranean termite entry for years. That said, termite pressure in this region is year-round, and new colonies can establish over time. A renewable service agreement addresses that reality directly. Under an active agreement, we inspect annually and retreat at no additional charge if termites return within the coverage period. The warranty is also transferable, which means it stays with the property if you sell, adding documented protection history that buyers and lenders value.
Call us at (626) 532-8789 to schedule your inspection and get a clear treatment quote based on what we actually find in your structure.
(626) 532-8789