The CL-100 Termite Inspection in South Carolina: A Complete Guide

The CL-100 Wood Infestation Report is a South Carolina-specific real estate document that most homebuyers encounter for the first time at the beginning of their closing process. It is required by most mortgage lenders — conventional, VA, and FHA — and included in most South Carolina residential purchase contracts. Here is what it actually says, what it covers, and what happens when it finds something.

What the CL-100 covers

The CL-100 reports the findings of a visual inspection by a SCDPR-licensed inspector. It covers five categories: subterranean termites (Formosan and Eastern), drywood termites (less common in SC but present), other wood-destroying insects (carpenter ants, powderpost beetles, old house borers), wood decay fungi, and wood-to-soil contact. Each category is reported as: no evidence found, evidence of prior infestation with treatment, or active infestation present.

The report covers accessible areas only — visible framing, accessible crawl space, and accessible attic if entry is available. It does not guarantee areas that were not accessible during inspection and does not cover areas behind finished walls.

Validity period and ordering

A CL-100 is valid for 30 days from the inspection date. Most lenders require the report to be dated within 30 days of closing, which means it is typically ordered during the inspection period, not at the time the contract is signed. The buyer or the buyer's real estate agent typically orders the inspection; the inspector is selected from SCDPR-licensed operators.

What active infestation means for the transaction

Active infestation on a CL-100 does not automatically kill a transaction, but it requires resolution. The most common path is seller-funded treatment by a SCDPR-licensed operator, with a treatment completion letter provided to the buyer and lender before closing. Some contracts also require a transferable termite bond as a closing condition. The specific requirement depends on contract language, lender requirements, and negotiation.

The termite bond explained

A termite bond is a service agreement between a property owner and a licensed termite operator that typically includes annual inspections and retreatment or repair coverage if termites return. A retreatment bond covers the cost of re-treatment only. A repair bond covers both retreatment and structural repair — the more valuable coverage for a buyer. When a termite bond is required as a closing condition, confirm which type it is.