Preparing to Sell? Here's How the CL100 Fits Into Your Mount Pleasant Area Home Sale

If you've bought or sold a home in South Carolina before, you may already be familiar with the CL100, the official wood-destroying organism inspection that's part of nearly every real estate transaction here. As you prepare to list your Charleston-area home, it's worth understanding what this inspection involves and when it typically happens in the process.

What the CL100 Actually Is

The CL100 is a wood-destroying organism inspection, often referred to informally as the “termite letter.” A licensed pest control professional inspects the home for evidence of termites, wood-boring beetles, and other wood-destroying organisms, along with conditions that tend to invite them, like excess moisture or wood-to-soil contact.

In South Carolina, the CL100 is a separate contingency in the contract of sale, with its own terms and its own timeline. It's not part of the buyer's due diligence process, and it isn't tied to the home inspection timeline either, even though people sometimes assume the two move together. We find it helps sellers to understand this distinction early, since due diligence and the CL100 each follow their own separate path through the contract.

Do You Need One Before You List?

Not every seller needs a CL100 done before listing, and we don't recommend one as a blanket rule. In most cases, the buyer's CL100 inspection, which happens once you're under contract, is sufficient.

That said, there are situations where getting ahead of it can be worthwhile. If it's been a long time since anyone has accessed your crawlspace, or if you already have some awareness of potential issues, a pre-listing CL100 can alert you to issues you may want to address prior to listing. It's worth a conversation with your agent about whether your specific situation calls for this extra step.

How the CL100 Works Once You're Under Contract

For most Charleston sellers, the CL100 happens after you've accepted an offer, as a separate contingency within the contract of sale. Buyers typically request the CL100 as part of their offer, and it operates on its own schedule, apart from due diligence, with the inspection needing to take place within 30 days of closing.  Depending on the negotiated contract terms, a buyer or seller may be responsible for ordering and paying for the inspection.

A licensed pest control professional handles the visit, walking the exterior and accessible interior areas of the home, including the crawlspace where applicable, looking for active infestation, evidence of past damage, and conditions that could be conducive to future problems. If everything checks out, you'll receive a clean CL100 report.

If the CL100 Turns Up an Issue

Not everything the inspector notes on the report is necessarily a problem to fix. Evidence of past treatment, for example, is simply documented on the report rather than something that needs to be corrected. Active infestation or a conducive condition like standing moisture is different.

Should the CL100 inspection identify one of these issues, your agent will walk you through next steps, which usually involve having it treated and, if there's any resulting damage, repaired before closing. This is handled directly through the CL100 contingency, separate from any repair addendum tied to the general home inspection.

This is one of those moments where having an experienced agent in your corner really matters. We've guided many Charleston sellers through CL100 findings, and in most cases, it's a manageable, well-understood part of the process rather than a major setback.

Why This Inspection Matters to Buyers

Charleston's climate, with its humidity and proximity to water, makes wood-destroying organisms a real consideration for homeowners here in a way that's less common in drier climates. Buyers know this, and a clean CL100 inspection goes a long way toward giving them confidence in their purchase. Sellers who understand the process and prepare accordingly tend to move through this step of the transaction smoothly.

Let's Talk Through Your Home's Specifics

Every property is a little different, and whether a pre-listing CL100 makes sense for your home depends on its history and condition. If you're getting ready to sell and want to talk through what to expect, we'd love to help. Reach out to schedule a seller consultation, or start with our home valuation tool to get a sense of where your home stands today.

Lauren, Tina and Gigi | Lauren Zurilla & Associates — Your Charleston Area Real Estate Experts

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