Great experience with South Bay Termite. They're professional, easy to work with, and very honest. I have been using them for seven years and have been happy. The inspection was thorough, and everything on the termite reports was explained clearly. They also travel to different counties which other companies do not do. I highly recommend you contact them if you need a termite inspection and termite services. read more

DO NOT TRUST THIS COMPANY. DO NOT USE THEM. we had a termite inspection on July 13 2024. prior to buying a home. inspection mentioned no termite infestation. so we proceeded to purchase the home under the impression that the attic was checked because the inspection did not say that they did not check the attic. 2 months later we found a termite in a wall. we had another company check the attic after we moved in. the other company said there is an obvious large termite infestation in the attic. lots of frass and very likely been there for a while prior to our purchase. i contacted south bay to show them what they missed. they went into the attic and told us they still found no evidence in the attic, even after sending them a video and photos. they made another report and lied on the report by saying they never walked around the attic and only inspected from the access hole. i was with the inspector inside the attic watching him walking around. this company grossly missed an infestation and lie on their reports to the pest board of california. now we are paying thousands of dollars to locally treat our property since the HOA will not allow fumigation and the company stopped responding after we showed them proof of infestation through email and text message. this company screwed us bad. we were robbed from the opportunity of purchasing a home without infestation, now having to deal with this headache on a frequent basis. the attached video is from October 27 2024. read more

South Bay Termite had done the inspection of our new house, and one of the recommendations on their report was a fumigation before moving in. Appreciated their process in helping us prepare for the tenting and fumigation of our house. They completed the job as scheduled. Overall, highly satisfied with the job they did. If I had one suggestion, it would be to inform the client/customer that the job is completed. I had to call to find out if the fumigation was completed and to request to send documentation and invoice and receipt. Other than that, South Bay Termite Control did a good job. South Bay Termite had done the inspection of our new house, and one of the recommendations on their report was a fumigation before moving in. Appreciated their process in helping us prepare for the tenting and fumigation of our house. They completed the job as scheduled. Overall, highly satisfied with the job they did. If I had one suggestion, it would be to inform the client/customer that the job is completed. I had to call to find out if the fumigation was completed and to request to send documentation and invoice and receipt. Other than that, South Bay Termite Control did a good job. read more

Thank you so much for the South Bay termite fumigation. Explain every detail before the job. The best service and best preparation They completed the job on schedule. We highly satisfied the job they did. Appreciate their process and time. Over all, we highly recommend to go with South Bay. read more

Hired this company to work on termite issues in the house. The workers never came and we had to cancel and terminate our contract. It was poor communication and wasted 2 days with no show. I do not recommend this company. read more

I recently worked on South termite termite infestation in my home, and I couldn't be more pleased with the experience from start to finish. They are very professional, responsive and easy to work with. communication was excellent, Any questions I had were answered quickly. the inspection report was thorough and detailed, and the Work They performed was excellent. overall a reliable and trustworthy company, I highly recommend South Bay termite to anyone in need of termite services read more

Easy to book appointment. They discussed everything over the phone and explained the issue and the solutions. The guy who came was good and knew what needs to be done. Overall they did a good work. - There was some price confusion (Initially a different quote and asked different at the time) but they resolved with a phone call. - Also, there were 2 people supposed to come for 4 hours of work and 1 person didn't show up. So the poor one person had to do job alone and took almost 8 hours. - He did not bring enough paint, so a small paint work (where he replaced a wood) was pending. Just a small patch though. read more

Very friendly people, definitely diligent, easy paperwork, get the job done, and reasonable price!

I hired South Bay Termite to fix dry rot, water damage, and pest damage. They inspected the property I purchased and I hired them to fix all of the damage their inspector found and recommended fixing. Of the 10 projects I paid them for, they only did one correctly. They used the least expensive material they could find without considering whether it was the right material for the job. Not only did they do an absolutely terrible job, but they killed several of my plants, broke my irrigation system, and 'stole' material from us to use in the project instead of buying material. There was water damage in our sun room, which is an enclosed deck. They replaced the damaged floor with unfinished plywood, exposing plywood to the elements which will soon rot. They replaced dry-rotted redwood shiplap with a incorrectly sized fungus laden used fiberboard instead of wood. Being the wrong size, the wrong material, and stained will fungus, I removed it only to find that they hid instead of fixed the 2X4 they attached it to, which was sitting upon a 2x4 which they hadn't bothered screwing in to place. They also left a rotted board above it, and to the side. There were two spots of dry rot near our basement door. They "fixed" one by cutting it out and replacing it with mis-matched wood. Only fixing one spot and making it look horrible, I requested that they do it correctly. They caulked in a 1x3 unfinished pine (indoor wood). When I removed it today to put in correct outdoor materials I discovered they had hidden the dry rot they were supposed to fix; in other words, they hid the issue and didn't actually fix anything. They didn't actually didn't need to replace the door frame; they did it to hide dry rot. They replaced the correct wood with bad wood. I hired them to replace my deck which had a lot of rot. They used the lowest quality wood possible. Literally, every single ballister piece is defective. They used old material, reusing the joist hangers from the 25 or so year old deck they tore down. They also didn't use joist hangers on all the joists (because that would have meant spending money buying them). They were like "we're done", and had to be told to now retrofit with wood connectors. I need to redo it because the stairs are supported with 2 nails and the piers are not plumb. In terms of "stealing', they not only re-used old material though I paid for a new deck, they took indoor molding from my back room and used it for the outdoor door frame instead of buying the correct wood*, and they literally took a strong tie off a pier to put it on another pier instead of just buying a new one (they cost about $2). And, when they took the strong tie off the good pier, they didn't put the bolt back in. They used old, dry, rotten caulk and dried out wood filler. I purchased caulk so they would at least use the good stuff. They used one and the other one "walked away" Because the work was so bad, their boss came out to look at the work. The boss found no issues with anything -- basically, taking no responsibility for their workers shoddy work. Just stared blankly into space. He pretended not to notice that not all the work was done. The worker actually admitted his work was "ca ca" in front of his boss, but the boss man just stared ahead. Lame. In addition to the shoddy work, the worker completely missed fixing a window frame - which does happen. After they were paid, I simply asked them to fix three things: the window frame they missed, replace one fungus infested wood they put in my sunroom, and to tell me what chemical to add to the plywood they put outside so i could prevent it from rotting. They ghosted me. Since they refused to fix the fungus infested "fix", i did it myself, only to find they hid rot instead of fixing it. Now we're redoing their work all of their work, and doing it right. As we're doing it, we keep discovering more stuff they hid instead of fixing. Thankfully, I guess, their fix was dangerous looking and ugly. If it hadn't been, i wouldn't have discovered that they hadn't actually repaired anything, and the pest infestation / dry rot would have continued to worsen. On a positive note, they did such a horrible job that I have now learned how to identify dry rot, bug damage, wood quality issues, etc. so my skill set has improved, and i was able to fix the problems i didn't know they hadn't fixed before things worsened. I uploaded some photos. They are of work that was allegedly completed. These aren't "before" pictures. This is what my house looked like "after". Took most today as I started redoing everything they had messed up. As they inspected the property and I hired them to fix all of the damage their inspector found and recommended fixing, they have no excuse for the insect and water damage that remained after they 'finished' "fixing" my house. *update: I wondered why they had added this molding, so I removed it to discover they had damaged my house. They sawed right thru my basement wall read more

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They fixed my subterranean termite issue to satisfaction. I forgot to provide auth for a window treatment. They were patient with me and came back and treated it for me. They were also highly responsive via phone and email. Thank you so much! read more

David came by on a hot hot day. He did everything as in inspect everything about the house. I appreciate all the time he took to inspect everything. If you have termite call him and you will know exactly what to do. You can finally relax, they will let you know exactly what you need to do read more

Will definitively be great for termites market to get this company out of the map. This company is completely disappointing. We used their service and paid premium price for over 2000 dollar, and they just did some dosing without tent treatment. Though this were their special and better methods. AND. we are seeing SWAMP of termites flying in our house JUST IN MONTHS. asked for re service, and no reply is promptly received. DONOT USE THEIR SERVICE. Will keep complaining and posting unless they fix their problems and get the service we paid and as they promised. Their customer service came back to have a second check. Before even have the patience to see what the problems are, they tried all their lawyer colloquial to clear themselves out of any risk, and having customers taking all the hit. They just keep telling me that I have not read the tiny little letter clause that clear them out of any possible faults and irresponsiblities from their jobs and doing nothing to help their customers. They did not even file my report because they claim my case is not acceptable bars on their bulletproof contract clauses, and there is no any further follow ups whatsoever. read more

South Bay Termite Control - Pest Control Near Me

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I have used South Bay Termite before and was happy to call them back when it was time to get a new inspection. They are professional and do excellent work. I had some remediation work done a year ago and am happy to say my current inspection was perfect. I wouldn't hesitate to use them or recommend them. read more

Do not spend your time with this company! Through lenthy communication, Flor asked to send pictures to him, then I did take picture and sent to him, no response. then I asked at yelp msg, no answer. How do they do business like that?! read more

My husband and I just bought a house, and the sellers had their inspection done with South Bay Termite. Rather than pay for a whole new inspection, we decided to hire them for the work. BIG MISTAKE. This company is catastrophically disorganized and provides some of THE WORST customer service I've ever encountered. I haven't the faintest idea how they've got so many good reviews on Yelp. Initially scheduling the work was fine, though the person who answered the phone was extremely difficult to understand and so requested we schedule the work via e-mail. Fine. I was not home when the work was done, but my husband reports that two people showed up - one guy in a South Bay Termite van, and a guy who actually did the work in an unmarked minivan. Weird, but whatever. My husband wrote them a check, and they were on their way. I got an e-mail after the fact - apparently, they completed only 3 of the 4 items they were supposed to complete, and they wanted to know if I wanted the last item done. Um, yes? We agreed on you completing all the work? I asked to please schedule that work. What followed was over two weeks of them ghosting me. I e-mailed four times and called repeatedly to no avail. The e-mails were ignored, the phone calls either weren't answered or, if they were, they said they'd "look into it" and call me back. Not so much. Anyway, I finally called and reached a perky-sounding woman who said she was "just going to call me" (yeah right), and the guy was in the field, so could he come by today? It was 11 AM and I had plans at 2, so I was VERY skeptical. I was fine with scheduling for another day. I told her as much, and said, "how long is this job going to take? If it is completed before 2 we can do it, otherwise let's pick another day." The woman assured me the job would only be 30 minutes and could be done that day before 2. Fast forward to 2 PM - I'm getting ready to leave the house and lo and behold, no one has showed up. I call the office and the same perky woman answers and says, "I was just going to call you! He's running late, is 2:30 OK?" NO! 2:30 is NOT okay! I already told you this! We scheduled for another day, and the work did get done. Now it's about 2 weeks later, and we receive a bill - for the total for ALL the work. They never cashed that check from a month ago. So now we're stuck cancelling the check, which the bank charges us for. How can a business operate like this? Given how disorganized and irritating they've been about every single thing, I have serious concerns about the quality of the work. We're going to need to have the house re-inspected. What a waste of time, money, and aggravation. DO NOT use this company. AVOID. read more

HI, This is the MOST UNPROFESSIONAL company you can work with... Since the inspector had delayed, I had given South bay termite a one rating on Yelp... You can check my review & rating on 7th Sept... The company asked me to delete the review and since I had refused to do so, they have given a delayed TOTALLY FALSE REPORT yesterday after 15 days in retaliation!!! Is there NO ONE to help consumers like us ????!!!! R we NOT FREE TO provide our own reviews ???? PLS HELP !!! IS THE COMPANY LISTENING OR ACTING ON THESE REVIEWS ???? Any pointers would be appreciated. read more

I had an appointment for a treatment at 8:30. I waited around until 9:30. Before I left, I tried calling and left a message. I got a call at 9:45 saying they were almost there. I turned around and got there at 10. Waited til 10:30 left them another message. Went to get coffee. I got a call at 10:45 saying they were there waiting for me. I turned around got back at 11 am. No one there. I called, he said they were right around the corner. They showed up at 11:30. Wasted my whole morning. I asked them to call me when they left so I can run over to the house to make sure everything was locked up... no call. read more

We used the Termite company and Floren came and inspected the property. But he never did a proper job and refused to provide the pictures with his report!!! Very bad company - They are ready to get the money but refuse to do the job correctly... Would NEVER recommend them. Raghu R. read more

I know little about termites. One needs to rely on a honest and trustworthy termite contractor. If there was a zero rating I would assign that to this business. Do not use this company. If you must get a detailed contract , specifically detailing the work they are going to do. I was very stupid and signed without details regarding the work to be performed I was charged $775 for about 1 hour of work. The worker drilled a few holes in my window and a door frame. Sprayed some chemical from an aerosol spray can and filled the holes with caulk. The job material probably available at Home Depot worth less than $25. The hourly rate over $700. One hour to complete the job I called the owner asking for an reasonable adjustment. He told me I was a rich guy trying to cheat him. I explained I was retired collecting SS The bottom line. Don't use this company. He told me he paid his worker $250 per hour. Two workers one hour he needed to make a profit and pay his taxes. Really unbelievable that there are people like this still doing business. My mistake. Do not be the next victim He told me the Contractor licensing board would do nothing I should call them. Probably true. I signed a contract not know the work details. He also discussed filing a Mechanic's Lien. Over a barrel. But my fault for signing read more

I rarely post any review but I am so disappointed using this company for my termite work. They NEVER came on time and keep postponing the work. They don't have any fixed schedule though they keep saying they would come today, but that never happen. So frustrating, it sucks read more

I do not know how this company gets any good reviews. It is probably like "it is not what you know, but who you know". For some reason this company is used by a lot of real estate agents in San Jose and other cities around. Redfin recommended that we hire them for home inspection, but we had the company that did work for us very well in the past so we did not hire South Bay termite for our inspection, but the buyer's agent still hired South Bay Termite to inspect our house. Our initial feeling was right. Just to look at the treatment plan and the floor plan they provided was outrageous. The inspector marked one spot that does not exist and another spot where the wall does not have any contact with soil. The invoice for treatment of non-exiting problems was attached for more than $3000. We had our own appointment scheduled with the company we that worked for us 2 days later. Of course, those spots were not marked on the new report. Just to be on the safe side we paid for the termite perimeter treatment of the entire house and it came to $2500 instead of those 3 spots that were indicated by South Bay Termite. South Bay Termite makes money on escrow inspections when most people would like to complete the treatment the sooner the better to sell their house. We do not recommend them to anyone because South Bay termite is incompetent. read more

The other vendor couldn't schedule me until a few days later, so I went with this company instead since it was more available. First time using a termite company. This company was great, fast quick and overall great service!!! I would use them again for my termite needs! :) read more

Excellent service, prompt work and on schedule. I was able to negotiate the price down a bit. The company is very helpful with all my questions and knowledgeable. They were able to fix the problem area with a contractor as well as fumigate the house. I did not need to shop elsewhere. I would definitely use their service again, but I hope and pray that I will not have any termites issue in my immediate future. I already recommend them to one friend and one acquaintance. read more

they are efficient and reliable all work completed at reasonable rate and good communication with floren! thank you south bay termite!! read more

I have a great experience working with South Bay Termite. When I discovered termite droppings in my vacated rental house, it was less than two weeks till a new tenant moving in. I wanted to get it treated beforehand, but time was running out because there were a few things I need to get done, such as getting an inspection, scheduling a fumigation (fumigation itself takes 3 days), and so on. I found South Bay Termite and discussed with Janice the office manager. She is extremely helpful, friendly to talk to and easy to work with. She understood my situation and arranged an inspection right away. On top of that, she reserved a fumigation slot for me so I didn't need to call around after the inspection report was out. Regarding the inspection itself, I can tell Rich the inspector is seasoned because he can point out so many details and educated me along the way. After the inspection report was out, I called him a few times to ask questions, and every time he explained them well. When he was not available, he always called me back. This shows he really cares about his customers. Most of us do not deal with termite issue that often, so when a termite issue comes up, we don't really know what to do. That's why I think South Bay Termite has a winning team because they understand our need, work with us and guide us. This definitely has made the whole process painless and completed smoothly. Thanks again for your great service. read more

Don't trust this company. They are good for nothing. The guy comes out and says he is checking everything. When you get a report its a small piece of paper. I had a sellers inspection and I wanted get another inspection done for my assurance. Hence, I contacted South Bay Termite. The difference in information provided from a professional company is very significant. Be very careful. He is so unprofessional that he did not email the report until I called to follow-up. His response " I lost the evaluation sheet and the email id I wrote down on it." I am wondering how he cooked up the report and estimates. And let me tell you that the estimates are also significantly different. If they had a zero star option I would give them that. read more

I worked with many other Termite people before I got a referral for South Bay Termite @ 408-262-9688. I invited for the termite inspection. Floren (owner) brought his team and did wonderful findings and explained how serious each issues. He recommended for the immediate fix as well as some repair can wait some more time. I am personally very happy and impressed about his knowledge and experience , Professional work. This is not a just review but many of you really need a professional and experience termite needs Please call South Bay Termite @ 408-262-9688. You will be happy about his service. Please keep remember to provide your referral if you are satisfied. I am you will. I am so glad we found Floren. He suggested treatment which was very affordable and he said we could get the treatment in the near future. He didn't push us to use his services, Floren is a very honest person and I couldn't be happier with our experience with him. I recommend him to all. read more

The most important requirement for any responding to a request for service is promptness. The service representative from Termite Biz arrived on time. read more

Super efficient and accommodating. They helped me with our apartment buildings.highly recommended!

My house was treated 8 years ago, and we thought it was time to get inspected. Called south bay termite and got an appointment for the next day. Floren show up on time and thoroughly inspected the house and even the crawl space. It was pretty hot last week! He told me that there was no sign of termites and sent a detailed report the next morning. Will do business with them when it comes! read more

I am a CA licensed Realtor. My brother, who is a licensed Electrician, recommended Flor. I have used Flor (SBTC) maybe more than 5x to do inspections for my buyers' properties. One of my buyers, even requested for Flor to do the termite inspection. He said I like Flor! Flor's there right away when you need him. He sent out the reports usually the next day. His fee's very affordable. He is on time & will call if he will be late. Flor explains things to you. Flor is ready to help & respectful. After all the referrals I gave to Flor, I finally hired his company to renovate my bathroom. Though there's a few problems, his company's rates' affordable & not ridiculously high like Home Depot. Joe Kelly did the renovation of my bathroom. Joe always smile, even if he's so tired. He is friendly. He will let you know if he will be late or can't make it. SBTC's office manager is usually on top of things & friendly too. I would not hesitate to recommend South Bay Termite Control's services! read more

Flor is such a nice person!! He was very easy to work with, answered all of my questions thoroughly, and his prices were reasonable (viz., he did not overcharge or look for ways to increase his costs like so many other similar services). He is one of the last honest businessman and it was a pleasure to work with him. Thank you, Flor!! :-) read more

I cannot believe this company has 4.5 out of 5 stars on Yelp. Are they paying people to give them good reviews? From what I've experienced, I would only give them 1 star. The only thing about the whole ordeal is that the actual workers that came out and put up and took down the tent was nice and got the work done without any major issues. This is the only thing I'm okay with. I will not recommend this company or the sub-contracted company "Cost Less Fumigation" for any pest control work. Note to the owners of South Bay Termite: Do not respond to this review unless something will change. Here is the list of facts of what happened: 1. During the initial estimate, the agent that came out to give me a quote Rich Melendez, I think was pretty okay. Gave some good information. This elderly man was was able to climb up to my room like he is in his twenties. As a home owner, I'm really worried that he might fall. The report / quote that Rich created for me took multiple days to get to me. I had to reach out to their office several times to get the quote. Rich verbally told me that the cost to fumigate should be around $1400 but this is wrong. The quote came up to be around $1800. $400 more!!! They had the nerve to add a additional $100 clean/remove termite droppings. They think we are dumb consumes or something. I just used a towel and wiped it off myself. What a joke!! I had them remove the extra charge. 2. I had to get 2 separate inspections because they outsourced the actual fumigation work to Cost Less Fumigation. Doug the agent from Cost Less Fumigation told me that I had to take/remove certain metal parts linked to my fence and house and I removed them. On the day of the work, I found out on the day of the fumigation, I did not have to remove them. I wasted my time climbing up and down the latter to remove parts that was not necessary. 3. After I agreed to do the work and sent signed copies of the contract to the office, I did not hear anything from either companies at all. After no word from either companies and it was only 1 week left before the scheduled start date, I became nervous that the work wasn't going to happen. My wife and I put so much effort into setting up the house for the fumigation. I first called Cost Less Fumigation. The person that answered the phone, Carina was useless. She did not want to work with me and had an snobbish attitude, like she was doing me a favor so that their company can make money off of me. I asked her what the status was and if we will start the work on the scheduled date. She had no idea and told me to work with South bay to schedule their work. She made no effort to help a customer. I then called South Bay termite. Flor, I think hes the owner was totally confused and had no idea what was going on. His answer was, I just came back from vacation. I recall speaking with him a few weeks prior and he gave the answer to the other question was exactly. Really..... You're the business owner and you don't know whats going on!!!!!!!!!!!! I complained to him about what was going on and nothing was ready. I also told him that I sent them the signed contract 3 times already. Guess how he interrupted me by saying!!! "DON'T FREAK OUT" Are you freaking kidding me. A owner that has zero customer service skills........... After that he said he'll come over to my house the next day to drop off the food bags and to get the signed contracts from me AGAIN!!!!.. This never happened. He never came over to pickup the contract. Funny thing is that the food bags magically appeared in front of my house. Wonder if there is a food bag fairy or something... 4. I had to send to their office signed copies of the contract 3 times!!!! Come on... How can you lose the contract so many times? After the last time, I handed the signed contract to the people that put up the tent on the day that they came to work on the house. At least these guys were responsible. 5. The day that the tent went down, I saw on my camera that the crew was using my water hose to clean up. That's fine but they left the water running the entire day!!!! I sent an email about this because I'm tired of talking to them. Carina replied and said they will talk to the crew about it. That was it!! No compensating the customer. Image the cost of my water bill!!!! 6. The bill took about 5 days to arrive through email and it took 2 days afterwards for them to call to request me to pay. I ask them, why are you guys so fast and efficient with asking to pay but give such poor customer service, "BOTH COMPANIES!" It is so frustrating to work with both of these companies. The worst part of this experience is the poor customer service and bad coordination between the two companies. The customer pays in the end. Make them happy! read more

Flor did the job with proper follow up, reasonable price and pleasure to work with. If you have any termite issue, i would strongly recommend him read more

I was really pleased with the inspection and ensuing repair work; the reason for 4 stars and not 5 was the small number of mix-ups with the front office. I'm pretty sure, though, that had I done everything by phone, it would have turned out better. Calling to set up the initial inspection was fine. Flor did the inspection - he arrived a little bit early and got right down to it. He was very thorough and found all the items noted on the seller's home inspection report plus evidence of ground termites. The report and estimate was available promptly the next day. I called to arrange for SBTC to do the work, and got a verbal date on which they would start the work. The issue was that I was required to submit signed forms, but whenever I tried to include them as an email attachment, apparently South Bay's email was rejecting the message. That is understandable, except that when I asked (by email) if the forms were received, I got no response back. By the time that I got the email that the needed forms were not received, the original date for the fumigation work was missed (it ended up being a 5 day slip). There was a second set of paperwork due, and it was the same thing, 3 emails asking for confirmation of receipt, but no response back. Whenever I called by phone, though, I was able to get through to someone and get answers. Fumigation itself went fine. No damage to the house and only minimal damage to plants that were closer to the house. The repair work that was done was really good. They painted all the repaired areas and didn't leave me with anything I needed to fix up myself. read more

South Bay is extremely accommodating with quick appointment times, fair prices and always available to answer questions about the reports. I've used them dozens of times for listings and I'm never disappointed. Flor, Regine and Rich are always very professional and pleasant. read more

This company is a joke. DO NOT use them if you need a Termite Inspection Report. They should be unbiased and honest about their findings. But since they are dreaming of getting your business - Trust Me - they will find problems even with a brand new deck. read more

Strongly recommend! I had excellent experience worked with them during Christmas time. They scheduled the repairs appointment as soon as the same day when I thought we had to delay the closing of escrow. The owner Floren is very easy to work with. He is always there to help you with any termite issues. read more

The owner Floren, scheduled the appointment right away and was prompt. We had an issue with some of the work that was done by one of his employees, but we are pleased to say - another employee finally came out to correct it. The job is now complete, and we are satisfied. 3 1/2 stars... read more

Yes, yes, yes! 5 stars for responsiveness, reliability, and expertise. I gave Flor an extremely short notice because we had suspicions about another vendor, and he was able to accommodate us. Their office manager gave me all the paperwork I needed to prepare and we sorted out the contract within 24 hrs. I'm impressed with their high caliber of work and customer success, and would recommend South Bay termite to any homeowner! My husband and I googled, yelped, and asked around our network for recommendations--I'm happy we chose South Bay! read more