Is termite fumigation always required in Irvine homes?

No. Many Irvine homes are attached - condos, townhomes, and some duet-style properties - which makes full fumigation impractical or restricted by HOA rules. In those cases, licensed local (spot) treatment is commonly used and is widely accepted by lenders during escrow.

Can a home be fumigated while in escrow?

Yes. Fumigation is regularly coordinated during escrow in Orange County. The fumigation company schedules tenting, aeration, and a clearance notice that gets delivered to escrow, typically all wrapped up before the close-of-escrow date so the buyer takes possession of a cleared home.

What is the difference between local termite treatment and fumigation?

Local treatment targets specific active areas - usually with foam, dust, or borate products - and is well suited to attached homes where tenting is not possible. Fumigation tents the entire structure and uses a measured dose of fumigant gas to reach hidden voids. For widespread drywood termite activity in a detached single-family home, fumigation is often the more thorough option.

How long does fumigation take in Orange County?

Most single-family fumigations in Orange County take roughly 48 to 72 hours from start to clearance. The home is tented and treated, then aerated and tested until fumigant levels are below the U.S. EPA re-entry standard. The licensed fumigator posts a clearance notice once the structure is certified safe to re-enter.

Who pays for termite work in an Irvine real estate transaction?

It is negotiable and depends on the contract terms. In Orange County, it is common for the seller to handle Section 1 (active infestation) items so the home delivers cleared at close of escrow, while Section 2 (conditions that could lead to future infestation) items are negotiated case by case. Your agent should review the termite report carefully and negotiate based on the inspection findings, loan requirements, and overall deal economics.

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Termite Treatment in Orange County | Irvine Fumigation & Local Treatment

By: Debbie Sagorin Published: 02/03/2026
Updated: 06/11/2026

How termite treatment works in Orange County and Irvine. Local treatment vs fumigation, attached vs detached homes, escrow timing, and what to expect.

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How ChatGPT + Zillow Are Changing Home Searches in Irvine

By: Debbie Sagorin Published: 01/02/2026
Updated: 06/14/2026

Zillow is now the only real estate app inside ChatGPT. Here's what that means for Irvine sellers, buyers, and how I write listing descriptions now.

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Thinking About Selling Your Irvine Home? Here’s What You Need to Know

By: Debbie Sagorin Published: 02/19/2025
Updated: 06/12/2026

A free Irvine Home Seller's Guide with current market trends, pricing strategy, and the steps to expect - plus a personalized market analysis offer from a 22-year Top 1% Irvine REALTOR.

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The Limits of Zestimates: Why You Should Rely on an Irvine Expert for Precise Home Valuations

By: Debbie Sagorin Published: 11/02/2024
Updated: 05/31/2026

Zillow's own data shows Zestimates miss off-market homes by 7% nationwide - that is $105,000 on a $1.5M Irvine home. See two recent Woodbridge case studies and learn why a Comparative Market Analysis from a local Irvine expert is the only valuation you should trust.

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Why Setting the Right Price Is More Crucial Than Ever

By: Debbie Sagorin Published: 07/10/2024
Updated: 05/31/2026

By Debbie Sagorin, REALTOR® · Coldwell Banker Realty, Newport Beach
California DRE License #01411020 · ABR® · CNE · e-PRO® · Smart Home Certified · 21+ years in Orange County real estate · 350+ closed transactions (250+ in Irvine) ...

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