Key takeaways
- Subterranean termites follow moisture: leaks, poor grading, missing gutters and sprinklers that wet the walls all raise a home's risk.
- Stucco, siding or foam board that runs below grade gives termites a hidden path from the soil into the walls (FDACS).
- Formosan and Asian subterranean termites are both established in South Florida, and a 2026 UF study found the Asian species as far north as Brevard and Hillsborough counties.
- West Indian drywood termites are most common in older buildings in southern Florida and travel in infested furniture and wood.
- Florida code requires irrigation to stay at least 1 foot from a building's walls, and wetting the walls can void termite warranties.
In this article
- What Termites Are Looking For in a Florida Home
- Moisture: The Biggest Reason Subterranean Termites Choose a House
- Hidden Entry Points in Florida Construction
- Landscaping and Wood That Touch the Soil
- Location: Neighborhood, Trees and the Waterfront
- Why Drywood Termites Choose Different Homes
- Termite Risk Scorecard for Your Home
- Do Older Homes Attract More Termites Than New Ones?
- How to Make Your Home a Harder Target
- Frequently Asked Questions
Termites target certain Florida homes because those homes offer what a colony needs: steady moisture, wood they can reach without being exposed, and a hidden path from the soil or the air into the structure. Two houses on the same street can face very different risk depending on drainage, how the walls meet the ground, what grows against the foundation and whether termites are already established nearby.
South Florida makes those differences matter more. Heat, humidity and a rainy season that runs roughly May through October keep soil damp for months, and Miami-Dade and Broward are home to some of the most aggressive termites in the country. This guide breaks down the specific features that put a home on a termite’s path, so you can see where your property stands and what to fix first.
What Termites Are Looking For in a Florida Home
Every termite colony is after the same three things: cellulose to eat, moisture to survive and shelter from heat, light and predators. How a colony finds those things depends on the type of termite.
- Subterranean termites (Formosan, Asian and eastern) live in the soil and forage outward. Workers build mud tubes to reach wood without drying out. They do not choose a house from a distance; they find it while tunneling, and they stay where moisture and access are easy.
- Drywood termites live entirely inside dry wood and need no soil contact. Swarmers fly to a structure, find a crack or joint in exposed wood and start a new colony there.
That difference is why the risk factors below fall into two groups: ground-level conditions that invite subterranean termites, and building features that invite drywood termites. Our termite control team starts every inspection by identifying which kind you have, because the treatment is completely different.
Moisture: The Biggest Reason Subterranean Termites Choose a House
Dry soil is a termite’s enemy. UF/IFAS puts it bluntly: desiccation is the termites’ worst enemy. A home that keeps the soil and walls around it damp removes that defense.
According to the Florida Department of Agriculture and Consumer Services (FDACS), the most common moisture problems that invite termites are:
- Leaking pipes and foundation cracks. FDACS warns that an unrepaired leak or crack may be “inviting termites into your home.”
- Inadequate grading. When the yard slopes toward the house, water collects against the walls and breaks down chemical barriers in the soil.
- No gutters. FDACS notes that rain gutters are rarely installed in Florida, and shorter eaves leave walls exposed to rain.
- Sprinklers that wet the walls. Irrigation that hits the house supplies exactly the moisture termites need.
Excess moisture in the walls can even support termites above ground, where a soil pretreatment has no effect. That is one reason a home with an old pretreatment can still end up infested.
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Hidden Entry Points in Florida Construction
Many South Florida homes are concrete block on a slab, and homeowners often assume that makes them termite-proof. Termites do not eat concrete, but construction details can give them a protected route past it.
Stucco, Siding and Foam Board Below Grade
FDACS explains that where siding or stucco is installed below grade or in direct contact with soil, termites can enter undetected. Foam board insulation installed against the soil is even worse: it gives termites “a readily available entranceway” and holds moisture. In both cases the mud tubes are hidden behind the finish, so you never see them on the outside wall.
Slab Cracks and Plumbing Penetrations
Hairline cracks in a slab are normal. Large settlement cracks are different: FDACS says they provide access for subterranean termites. Gaps where plumbing and utility lines pass through the slab are another common route into bathrooms and kitchens.
Disturbed Treatments
Pretreatments applied during construction only work while the treated soil stays intact. FDACS notes that construction methods and moisture sources can disrupt the chemical barrier, which is why later additions, new patios, pavers and re-landscaping can open gaps in protection that once existed.
Landscaping and Wood That Touch the Soil
Your yard can either expose termite activity or hide it. Wood that touches the ground, such as fence posts, deck supports, door frames and stored lumber, gives subterranean termites a direct path to food. UF/IFAS advises avoiding wood-to-ground contact, including storing mulch directly on the soil.
Mulch gets blamed more than it deserves. UF/IFAS research found that termites feeding on mulch have lower survival, and that the greater risk comes from termites already established on your property. Thick mulch still matters, because it holds moisture and hides the foundation. UF/IFAS recommends keeping mulch under 2 inches thick within 12 inches of the foundation and leaving about a 6-inch gap so mud tubes stay visible.
Dense shrubs, vines and firewood against the walls work the same way: they keep the soil damp and shaded and block your view. Our guide on how landscaping choices attract termites walks through each feature, and 4 reasons why termites are attracted to your home covers woodpiles, stumps and drainage in more detail.
Location: Neighborhood, Trees and the Waterfront
Some risk comes from where your home sits, not how you maintain it.
County. The UF/IFAS species profile reports both the Formosan and the Asian subterranean termite established in Broward and Miami-Dade, with established Asian subterranean colonies also found in Palm Beach County. Both form very large colonies, so many South Florida homes face two of the most destructive species at once. The Asian species keeps spreading: a February 2026 University of Florida study documented it as far north as Brevard and Hillsborough counties and expects it in all 24 of Florida’s southernmost counties before 2040.
Trees. UF/IFAS has collected Asian subterranean termites from structures, from ornamental trees near structures and from boats. An infested tree close to the house is a colony right next door.
Waterfront and boats. UF/IFAS considers infested boats the most likely way people spread the Asian subterranean termite, and a colony was found infesting a waterfront house in Key West. Homes near marinas and canals, or with a boat docked behind them, deserve extra attention.
Neighbors. Swarms from nearby infested buildings and trees land on every home on the street. Read can your neighbor’s termites spread to your home for what that means for condos, townhomes and shared walls.
Why Drywood Termites Choose Different Homes
Drywood termites follow a different set of rules. The West Indian drywood termite was first recorded in Florida in Key West in 1918 and has spread through coastal regions. According to UF/IFAS, its largest populations are in older buildings in the southern half of the state, and infestations are more common in older metropolitan areas with aged wooden structures.
What raises a home’s drywood risk:
- Wood brought inside. West Indian drywood termites infest houses, boats and furniture, and because they need little moisture, they travel easily in infested wooden items. Antique or secondhand furniture deserves a close look.
- Exposed, unsealed wood. Attics, eaves, window frames and trim with open cracks give swarmers a place to start a colony. UF/IFAS notes they prefer sapwood and attack both hardwood and softwood that is sheltered from rain.
- Age. Colonies take about five years to mature and produce swarmers and can live more than ten years, so older homes have had more time to collect them.
Signs to watch for are small piles of hard, six-sided pellets below wood, tiny kick-out holes and swarmers or shed wings, usually from April to June. The Florida drywood termite page shows what they look like.
Termite Risk Scorecard for Your Home
Use this table to see which risk factors apply to your property. The more you check, the more important regular inspections become.
| Risk factor | Termite type it invites | Why it matters | What to do |
|---|---|---|---|
| Leaks at pipes, AC lines or roof | Subterranean | Moisture lets termites survive near and inside walls | Repair promptly and dry the area |
| Yard slopes toward the house, no gutters | Subterranean | Water collects at the foundation | Regrade, add gutters or downspout extensions |
| Sprinklers hitting the walls | Subterranean | Keeps the foundation zone wet; can void warranties | Keep irrigation 1 foot or more from walls |
| Stucco, siding or foam board below grade | Subterranean | Hidden entry from soil into walls | Have it evaluated; FDACS advises ending it 6 to 8 inches above the soil |
| Large settlement cracks in the slab | Subterranean | Direct access through the floor | Have cracks inspected and treated |
| Wood touching soil, firewood against walls | Subterranean | Food with a protected path | Remove or raise off the ground |
| Infested trees or homes nearby, boat docked behind | Both | More swarmers and colonies close by | Inspect yearly and after swarm season |
| Older home, antique furniture, unsealed attic wood | Drywood | Colonies travel in and settle in exposed wood | Inspect furniture and seal exposed wood |
Do Older Homes Attract More Termites Than New Ones?
Age raises risk, but it does not create it. FDACS calls an annual termite inspection a must for older homes, and older homes are more likely to have settled slabs, worn caulking, aging plumbing and decades of exposure to swarms. UF/IFAS links the largest drywood termite populations to older buildings for the same reason.
New construction is not immune, though. Pretreatments can be disturbed by later work, landscaping is often installed right against fresh stucco, and irrigation systems are frequently set up to water the walls. Our article on why termites appear even in new homes explains how a house can be infested within its first few years.
How to Make Your Home a Harder Target
You cannot make a South Florida home termite-proof, but you can take away the easy wins and make activity easier to spot:
- Fix leaks and keep water flowing away from the foundation.
- Adjust sprinklers so they do not wet the walls.
- Keep mulch thin and leave a visible strip at the foundation.
- Remove wood, firewood and debris that touch the soil near the house.
- Seal cracks in exposed wood and inspect secondhand wooden furniture before bringing it inside.
- Schedule a professional inspection at least once a year.
The last step matters because termites do much of their damage behind closed walls, and FDACS notes that an early infestation can be missed. A trained Toro technician inspects your home, identifies the termite species and checks how far the damage goes, then recommends the right option: Sentricon baiting for subterranean termites, TORO-GUARD non-tenting treatment for localized drywood colonies, or tent fumigation when drywood termites have spread through the structure. Toro has protected South Florida homes since 1969, the first inspection is free, and if the bugs come back, so will Toro, at no additional cost to you.
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305-594-4767Frequently Asked Questions
Can termites smell or sense a house from far away?
Are some neighborhoods in South Florida worse for termites than others?
Does a concrete block house protect me from termites?
Do termites prefer old wood or new wood?
How often should a Florida home be inspected for termites?
Sources
- Protecting Yourself and Your Property Against Subterranean Termites, Florida Department of Agriculture and Consumer Services
- The Facts About Termites and Mulch, UF/IFAS Extension
- Asian Subterranean Termite, Coptotermes gestroi (=havilandi) (Wasmann), UF/IFAS Extension
- West Indian Drywood Termite, Cryptotermes brevis (Walker), UF/IFAS Extension
- New study shows invasive termites threatening homes in Florida are spreading farther than predicted, University of Florida News
Educational content. This article is for general information about pests in South Florida and is not medical, legal or professional advice. If you have a bite, sting or allergic reaction, contact your doctor; in an emergency, call 911. Pest problems vary from home to home, so a licensed professional should inspect before treatment. When using any pesticide, always read and follow the product label.
