Not sure what a CL100 inspection is or whether it’s required when buying a home in South Carolina?
A CL100—also known as a wood infestation report—is a specialized inspection that checks for termites, fungi, and other wood-destroying organisms. In South Carolina, this report is often a required contingency in real estate contracts and plays a critical role in protecting your investment before closing.
What Is a CL100 Inspection?
A CL100 is an official Wood Infestation Report completed by a licensed and bonded pest control operator. It documents whether there are:
Signs of active or past termite activity
Evidence of other wood-destroying organisms (like fungi)
Areas of visible damage to wood structures or components
Excess moisture conditions that could lead to future problems
It’s not just a casual pest check—it’s a formal document used in real estate transactions to assess a property’s structural integrity and potential risk.
When Is a CL100 Required?
If you’re buying a previously occupied home, the South Carolina standard contract of sale allows either the buyer or seller to make the contract contingent upon a CL100 inspection, depending on what’s negotiated.
Here’s how it works:
The CL100 must be completed within 30 days prior to closing
It must be conducted by a qualified, licensed, and bonded pest control professional
If the inspection reveals infestation or damage, the seller is responsible for treatment and repairs before closing
If repairs aren’t completed, buyers typically have three options:
Accept the property as-is
Negotiate repairs or credits
Terminate the contract with proper notice
For new construction, the seller must certify termite treatment through a separate soil poisoning report rather than a CL100.
Who Pays for the CL100 Inspection?
The contract allows either party to pay, but in most cases, buyers in South Carolina opt to pay for the CL100 to ensure the report is handled properly and delivered on time. If the buyer is responsible and doesn’t get the inspection done in the required window, they waive any rights related to that contingency—so timing is critical.
Is a CL100 the Same as a Home Inspection?
No. A CL100 focuses exclusively on wood-destroying organisms and related moisture issues. It’s not a replacement for a full home inspection, which evaluates the overall structure, systems, and safety of the property.
Smart buyers do both:
Home inspection: Broad property assessment
CL100 inspection: Termites, fungi, wood damage
Each serves a distinct purpose in protecting your investment.
Why the CL100 Matters in the Charleston, SC Area
Charleston’s warm, humid climate creates ideal conditions for termites and moisture-related wood damage. That’s why CL100 reports are a key part of almost every local real estate transaction. Even if not contractually required, it’s wise to get one for peace of mind—and negotiating power.
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Warmly,
Lauren @laurenzurillarealestate
Tina @tina_hartford_charleston
Gigi @gigisellschs
Lauren Zurilla & Associates