How Glendale Realtors Can Spot Swarming Season Red Flags

SEO Next Mile
Oct 10
4 min read

Swarming season in Glendale can derail an otherwise clean escrow. This field-ready guide shows you the exact visual cues, where to look, and how to move fast with a termite inspection Glendale realtors can rely on—before buyers, appraisers, or WDO reports flag surprises.

When do Glendale swarms peak? July–October on hot, sunny afternoons—often after a heat spike.

Top red flags at showings: Discarded equal-length wings, pellet-like frass (drywood droppings), mud tubes (subterranean), blistered paint, hollow wood.

What should I do first? Book a pre-sale termite inspection and photo-document findings. Start here: Free Inspection or call (888) 683-3592.

Eco-friendly options for nervous sellers/tenants? Yes—localized orange oil, heat, and reduced-risk products (see Eco-Friendly; product stewardship via California DPR).

Why it matters in escrow: Swarmers signal an established colony. Untreated activity can trigger repair credits, treatment contingencies, or lender delays.

You might be wondering… “What exactly should I look for during a quick walk-through?”

Below is a broker-speed checklist to spot swarming-season red flags—no ladder required.

1) Discarded wings (window tracks & sills)

Equal-length wings (unlike flying ants) on interior sills, sliders, or porches indicate recent alates. Compare photos using UC IPM Termite Pest Notes.

2) Frass piles (drywood termites)

Looks like tiny, ridged coffee grounds under baseboards, wall art, or window casings. See our Drywood Termites page to match pellet shapes.

3) Mud tubes (subterranean termites)

Pencil-thin, earth-colored tubes up stem walls or inside garages indicate soil-to-wood activity. Learn species differences: Subterranean Termites.

4) Blistered paint or rippled trim

Moisture + galleries can cause paint to bulge. Tap suspect spots; hollow or papery sounds warrant a termite inspection Glendale realtors often request pre-listing.

5) Sticky doors/windows

Seasonal expansion is normal, but stickiness near known leaks or eaves can accompany hidden galleries.

6) Soft baseboards & fascia ends

Probe gently with a plastic pen cap. If it sinks, you may have advanced damage—loop in Damaged Wood Repair early for realistic credits.

Where to look (room-by-room)

Exterior: Fascia, rafter tails, pergolas, fence tops, and wood-to-soil contact.Garage: Inside drywall corners, expansion joints, and water heater platforms (check for mud tubes).Living spaces: Window trims, picture-frame edges, and baseboards for frass.Attic:

Eaves and ridge line (drywood hotspots); bring this up during your termite inspection Glendale realtors walkthrough.Foundation: Planters against stucco, grade sloping toward the slab, or mulch piled high—invite subterranean pressure.

For a quick science refresher agents love to send clients, share About Termites and UC IPM.

Swarming season timeline (Glendale)

July: First flights on hot, calm afternoons. Educate sellers and schedule a pre-sale sweep.

August–September: Peak activity; expect more wings and frass sightings after heat spikes.

October: Flights taper, colonies keep feeding. Close out treatment + repair before colder nights.

Public-health/IPM context you can cite in disclosures: LA County Vector Control (regional best practices) and California DPR (reduced-risk product info).

Termike’s methodology for agents

When you call Termike for a termite inspection Glendale realtors depend on, here’s what we do:

Interview & history – recent leaks, remodels, fence replacements.
FLIR thermal scan – flags moisture gradients behind walls and in eaves.
UV tracking dust – harmless tracer to map active foraging pathways.
Entry-point audit – eave gaps, utility penetrations, sub-area vents; we seal where appropriate.
Species-specific plan – Termite Treatment options (localized, heat, fumigation when required).
Photo-rich report – seller-friendly scope, buyer clarity, and timelines that work with escrow.

If structures need repair to satisfy lenders, loop in Damaged Wood Repair for “ready-to-close” carpentry.

Eco-friendly & tenant-friendly options

Localized orange oil (when galleries are accessible).

Heat treatment (no residuals, fast re-entry).

Reduced-risk baits/products vetted by California DPR.

Explore more: Eco-Friendly.

Pre-listing prevention checklist

Fix downspouts/grade to push water away from the slab.

Keep firewood 20+ ft from perimeter; no wood-to-soil contact.

Seal eave gaps and prime/paint raw wood.

Replace water-stained trim; install door sweeps and screen vents.

Schedule a pre-sale termite inspection Glendale realtors can attach to disclosures: Free Inspection.

Why you can trust Termike

California Branch-2 & Branch-3 licensed technicians

NPMA member, 25+ years serving LA County (Glendale & neighbors)

Full stack: inspection, General Pest Control, Fumigation (if required), and wood repair

Transparent estimates and escrow-friendly timelines

Browse Our Services • Learn About Us • See Areas We Serve • Read the Blog

FAQs for Agents

How fast can you get us on the calendar?

Same-week slots most of the year; during peak swarms we hold agent-priority hours. Book a Free Inspection.

Can you differentiate ants vs. termite swarmers for photos?

Yes. We’ll confirm via wings/waist/antennae and evidence like frass or mud tubes. See Drywood vs Subterranean.

Do you offer rush reports for lenders?

We provide same/next-day summaries with photos so you can keep escrow moving.

Is there a green route if occupants are sensitive?

Yes—see Eco-Friendly and California DPR guidance.

Sources

UC IPM – Termite Pest Notes: Biology, identification, and managementhttps://ipm.ucanr.edu/PMG/PESTNOTES/pn7415.html

California DPR: Product stewardship & reduced-risk infohttps://www.cdpr.ca.gov/

LA County Vector Control: Regional IPM and public-health resourceshttps://www.glacvcd.org/

Avoid price-chipping credits and last-minute delays. Lock in a termite inspection Glendale realtors count on—call (888) 683-3592 or grab a slot on our Free Inspection Calendar.