What a CL-100 Covers Before You Close in Charleston

If you just went under contract on a home in the Lowcountry, the term CL-100 may have appeared in your paperwork without much explanation. A CL-100 is South Carolina's official Wood Infestation Report, and understanding what it inspects, who typically pays, and how its short validity window affects your closing timeline will keep it from becoming a last-minute surprise. This guide walks through the practical mechanics of the report so buyers and sellers of Charleston character homes know exactly what to expect before closing day.

What a CL-100 Report Actually Inspects

A CL-100 is a South Carolina Wood Infestation Report prepared by a licensed pest control operator, and it documents visible damage or activity from termites and other wood-destroying organisms in the accessible areas of a home. It is a snapshot of conditions a qualified inspector can see and reach, not a guarantee about hidden framing or areas that cannot be entered. For most Charleston buyers, it is the document that confirms the house they are purchasing does not carry an active, undisclosed infestation problem.

Wood-Destroying Organisms Covered

The report focuses on wood-destroying organisms, a category that includes subterranean termites, drywood termites, wood-boring beetles, and certain wood-decay fungi. In a coastal climate like Charleston's, subterranean termites are the most common concern, and the humidity that gives our historic homes their character also creates conditions these organisms favor. The inspector looks for live activity, old damage, and the conducive conditions that invite future problems, such as wood-to-soil contact and standing moisture near the foundation.

What Falls Outside the Scope

A CL-100 is limited to what is visible and accessible on the day of the inspection. Finished walls, insulation, stored belongings, and sealed crawl space sections can all hide conditions the inspector cannot report on. That is why the CL-100 is best understood as one focused piece of due diligence that sits alongside a full home inspection rather than a replacement for it. Reading the report's noted limitations is just as important as reading its findings.

Who Pays and Who Chooses the Inspector

In most South Carolina transactions, either the buyer or the seller can pay for the CL-100 depending on how the contract is written. In practice, buyers often choose to pay so that they control the selection of the inspector and can be confident the report is handled properly and delivered on time. Choosing your own licensed operator means you are not relying on a relationship you did not arrange, and it keeps the timeline in your hands during a stretch of the deal where timing matters a great deal.

Buyer-Selected vs. Seller-Selected Inspections

If the buyer is contractually responsible for the CL-100 and misses the inspection window, they can waive contingency rights tied to that report, so the party who pays should also own the calendar. A standalone CL-100 in the Charleston Lowcountry area runs roughly 95 to 125 dollars, and it is often less when bundled with a home inspection. Because the cost is modest relative to the price of a character home, most buyers view controlling the inspection as money well spent for the certainty it provides at the closing table.

The 30-Day Clock and Why It Matters for Closing

A CL-100 report is valid for only 30 days from the date of inspection, which creates a hard deadline tied directly to your closing date. Order it too early and it can expire before you reach the closing table, forcing a re-inspection and another fee. Order it too late and you risk delaying the closing itself. The practical move is to schedule the inspection so the report lands comfortably inside that 30-day window relative to your expected closing, with a little cushion for the small delays that are normal in any real estate transaction.

What Happens When Damage Is Found

Finding activity or damage does not automatically end a deal. It shifts the conversation to treatment and repairs, and how those get handled depends on your contract terms. Active infestations are typically treated by a licensed operator, and structural repairs are scoped based on what the damage actually affects. In older Charleston homes, some past damage is common and long resolved, so the key question is if the if shows organisms or simply historical evidence that has already been addressed.

Repair Negotiations Before Closing

When the report calls for treatment or repair, buyers and sellers negotiate who completes and pays for the work before closing. This is a process question, not a legal one, and the specifics belong in your contract and with your closing attorney. The goal is a clear, written agreement so the lender's file is complete and nothing stalls at the last minute. Handled early, most CL-100 findings become a manageable line item rather than a deal-breaker.

Lender Requirements vs. State Law

South Carolina state law does not universally mandate a CL-100 for every residential sale. It is standard practice in most Charleston-area transactions because lenders require it before loaning on the property, so for financed purchases the report is effectively a must-have even though no statute forces it on every deal. The broader rules for how these inspections and treatments are performed live in South Carolina regulation, which sets the standards licensed operators follow when they issue a wood infestation report. The takeaway for buyers is simple: if you are financing, plan on a CL-100 as part of your closing checklist.

FAQ

What is a CL-100 in South Carolina? It is the official Wood Infestation Report documenting visible termite and wood-destroying organism activity or damage in a home's accessible areas, prepared by a licensed pest control operator.

Is a CL-100 legally required to close on a home in Charleston? State law does not mandate it for every sale, but most lending institutions require one before closing, which makes it standard practice on financed purchases.

How long is a CL-100 report good for? Thirty days from the inspection date, so timing the inspection against your closing date matters a great deal.

Who pays for the CL-100 inspection, buyer or seller? Either party can pay per the contract terms, though buyers commonly choose to pay so they can select their own inspector and manage the timeline.

Conclusion

The CL-100 is a small document with an outsized effect on your closing timeline, and knowing what it inspects, who pays, and how the 30-day window works keeps it from becoming a last-minute scramble. At Colony & Craft, we walk buyers and sellers through every closing-mechanics detail, including inspections like the CL-100, so nothing catches you off guard near closing day. If you are weighing a Charleston character home and want a guide who sees these details coming, reach out and let us map the process with you.