If you're buying or selling a home in South Carolina, you’ve probably come across the term CL 100 inspection. This report is not just a formality but a vital part of the real estate process. As of 2025, the process continues to evolve, but the goal remains the same to protect homes from wood-destroying organisms and moisture issues that could compromise a property’s structural integrity.
A CL 100 inspection refers to a Clearance Letter or Wood Infestation Report used specifically in South Carolina. It is a document required for most real estate transactions to verify that the property is free of active wood-destroying organisms, such as termites, and that there is no visible evidence of wood damage or excessive moisture conditions that might support such infestations.
The "CL" stands for "clear letter" and the "100" is simply the name of the form used. The report must be issued by a licensed pest control professional and is generally valid for 30 days after the inspection.
Mortgage lenders often require a CL 100 inspection before approving loans, especially VA and FHA loans. The goal is to ensure that the property is structurally sound and not compromised by insects or moisture. Even when not required by a lender, many homebuyers and sellers choose to obtain one voluntarily for peace of mind.
Additionally, South Carolina’s warm and humid climate creates an ideal environment for termites and other pests, making these inspections even more critical.
Only a licensed pest control operator certified in South Carolina is legally permitted to conduct and sign off on a CL 100 inspection. This ensures the professional has the knowledge and training to identify issues accurately. The inspection is usually arranged by the seller or the seller’s real estate agent, although buyers can also request their own inspection for added security.
Reliable companies such as pest control Orkin offer certified services in pest management and wood infestation reports in the state.
While it is most commonly required for single-family homes being bought or sold, a CL 100 inspection can also apply to townhomes, condos, and commercial buildings. Essentially, any structure that involves a real estate transaction and is subject to lender requirements in South Carolina may need a valid CL 100 form.
The inspection occurs both inside and outside the property. The technician will inspect the foundation walls, crawl space, basement, and around windows and doors. Special attention is given to areas where wood meets the ground and where moisture is most likely to accumulate. The attic may also be inspected if it's accessible and shows signs of potential damage.
If a crawl space is present, it must be clear and accessible to allow proper inspection. Obstacles in these areas can delay the process or cause the inspector to mark parts of the home as “not inspected.”
Timing is essential in the real estate process. The CL 100 inspection is typically conducted once a purchase agreement has been signed but before closing. Because the report is only valid for 30 days, it’s usually scheduled within a few weeks of the expected closing date to ensure it remains valid.
It is also advisable to schedule the inspection as early as possible in case treatment or repairs are needed, allowing time for them to be completed before closing.
The process involves several detailed steps. First, the licensed inspector arrives at the property and performs a visual inspection of accessible areas. The primary focus is on detecting:
The inspector will take moisture readings and may use tools like probes or moisture meters. Photographs are usually taken for documentation. If any wood-destroying organisms or concerning moisture levels are found, the inspector notes this in the report and may recommend treatment or further investigation.
The final report will either be a "clear" CL 100, meaning no active infestations or significant problems were found, or it may list issues that need addressing. If repairs or treatments are completed, a follow-up inspection is often required to obtain a clear report.
In South Carolina, it is customary for the seller to pay for the CL 100 inspection, but this can be negotiated during the contract process. In some cases, buyers may choose to pay for a second opinion if they’re unsure about the results of the first inspection. The cost typically ranges from $75 to $150, depending on the size and condition of the property.
It’s important that both parties agree ahead of time who will cover the cost and how any discovered issues will be handled. Often, sellers will agree to make repairs or reduce the selling price to accommodate the cost of necessary treatments.
If the inspector finds evidence of termites, fungus, or excessive moisture, the report will not be clear. In such cases, treatment is usually required before the property can be sold or closed on. Lenders may withhold final approval until a follow-up inspection confirms the problem has been resolved.
Treatment might include applying termiticides, repairing damaged wood, improving drainage, or installing vapor barriers. Reputable pest control services such as pest control Orkin can handle both the initial inspection and any necessary follow-up treatments.
In 2025, the process for a CL 100 inspection remains largely the same in terms of structure and legal requirements, but there are some enhancements. Many inspectors now use advanced digital tools for more accurate moisture detection. Reports are commonly delivered electronically within 24 hours, which helps expedite the real estate process.
Increased awareness of mold and fungal threats has also led to more comprehensive inspections that go beyond termites to include broader wood-destroying organisms. Furthermore, many inspection companies now offer bundled services, allowing clients to combine general home inspections with the CL 100 in one scheduled visit.
Understanding what is involved in a CL 100 inspection is essential for anyone buying or selling property in South Carolina. It answers vital questions about the safety and structural integrity of the home and satisfies lender requirements. Knowing who performs the inspection, when it should be done, how it is carried out, and what to expect in the report helps both buyers and sellers navigate the process smoothly.
Working with experienced providers such as pest control Orkin ensures the inspection is thorough, timely, and compliant with state standards. Whether you’re listing your home or preparing to purchase one, scheduling a CL 100 inspection is a key step in protecting your investment.