Whether you’re buying or selling a home in South Carolina, understanding the CL100 report is essential. This report plays a crucial role in real estate transactions and ongoing property maintenance. It’s a comprehensive inspection document that reveals the condition of a property in terms of wood-destroying organisms and moisture, two factors that can cause serious structural issues.
To help you better understand this report, let’s break it down using the classic “What, Which, Who, Where, Why, When, How, Whose” framework. By the end, you’ll know exactly what every property owner should be looking for and how to protect their investment.
What Is a CL100 Report?
The CL100 report, also known as the South Carolina Wood Infestation Report, is an official document issued after a licensed professional conducts a thorough inspection of a structure. It identifies the presence of termites, other wood-destroying organisms (like carpenter ants or beetles), and moisture-related issues that may contribute to wood rot or damage.
In short, it’s a state-specific report required for most real estate transactions in South Carolina. The term CL100 refers to the form number used by the South Carolina Pest Control Association.
You can learn more about what’s included in a proper CL100 report and how to schedule one through licensed professionals.
Which Homes Require a CL100 Report?
Nearly all homes that are sold or refinanced in South Carolina require a CL100 report, especially if the buyer is obtaining a mortgage. Mortgage lenders typically won’t proceed with the loan without a clear—or satisfactorily addressed—CL100.
Older homes are particularly susceptible due to prolonged exposure to the humid climate, but even newer homes can have termite or moisture issues. Wood frame houses, homes with crawl spaces, and properties surrounded by trees or landscaping that touches the foundation are especially vulnerable.
Who Performs a CL100 Report?
Only a licensed and certified inspector, most often a professional from a pest control company,y can issue a CL100. In South Carolina, these inspectors must be approved by the South Carolina Department of Pesticide Regulation.
Reputable companies, such as pest control Orkin, offer this service as part of their broader termite and moisture control programs. When selecting a provider, always ensure they are certified, experienced, and familiar with local building conditions and pest threats.
Where Are Inspections Conducted?
A CL100 inspection covers all accessible areas of a home where wood damage or infestation might occur. This includes:
- Crawl spaces
- Basements
- Attics
- Foundations
- Wood framing
- Subfloors
- Door frames and window sills
Inspectors will also examine areas where water may accumulate, such as bathrooms, kitchens, or exterior surfaces where poor drainage or leaks may promote moisture buildup.
The goal is to detect hidden infestations or conditions conducive to future damage, not just surface-level issues.
Why Is a CL100 Report Important?
There are several critical reasons why a CL100 report matters:
- Protects Buyers: It ensures that buyers aren’t walking into an expensive problem. Termite damage and moisture issues can cost thousands to repair.
- Protects Sellers: Sellers who obtain a CL100 proactively can fix problems in advance, increasing their home’s marketability and avoiding closing delays.
- Supports Lenders: Lenders use this report to confirm the property is structurally sound and does not pose financial risk.
- Provides Leverage: If issues are found, buyers can negotiate repairs or price adjustments before purchase.
It’s a legal and financial safeguard for all parties involved.
When Should You Get a CL100 Report?
Timing is everything with a CL100 report. If you’re:
Selling: Schedule the inspection before listing or early in the selling process to uncover and fix any issues.
Buying: Request it during the inspection period outlined in your contract—typically within 7 to 10 days after the offer is accepted.
- Owning Long-Term: Even if you’re not buying or selling, having a CL100-style inspection every few years can help catch moisture or termite problems before they worsen.
The report is only valid for 30 days, so timing it with the transaction timeline is crucial.
How Is the Report Structured?
A standard CL100 report includes:
- Inspection Date and Address
- Inspector Credentials
- Visible Signs of Termites or Wood-Destroying Fungi
- Moisture Readings
- Visible Damage or Deterioration
- Previous Treatments Noted
- Recommendations for Repairs or Further Evaluation
It may also include photos and diagrams. Importantly, the report only includes visible areas. Obstructed or sealed-off spaces may require further investigation.
Whose Responsibility Is It to Address Problems?
Responsibility can vary depending on the contract. Often:
Sellers are responsible for treating infestations or repairing structural damage found in the CL100 before closing.
Buyers can request credits or walk away if issues are significant and unresolved.
- Homeowners who aren’t in a transaction must handle any issues at their own expense.
Having a trusted pest control provider like pest control Orkin ensures not only accurate reporting but also quick, effective remediation.
2025 Updates for South Carolina Homeowners
As of 2025, the South Carolina Department of Pesticide Regulation has emphasized stricter moisture detection standards in CL100 inspections. Inspectors are now required to use calibrated moisture meters in more locations and document humidity levels that could suggest future rot or pest risk.
Additionally, there’s growing concern about Formosan termites—an aggressive invasive species seen in Charleston and surrounding counties. Their destructive capability is prompting wider inspection zones and deeper sub-structure analysis.
If you’re in a coastal or humid region of South Carolina, this makes your regular inspections even more important.
Final Thoughts
A CL100 report might seem like just another document in the home-buying process, but it’s much more than that. It’s a snapshot of the structural health of your future (or current) home. Understanding what’s in the report, who creates it, and how it impacts ownership can save you thousands in repairs and headaches.
If you’re due for an inspection—or just want peace of mind—consider reaching out to a trusted provider. Companies like pest control Orkin have the local knowledge and licensing to ensure your home is protected now and in the future.
By staying informed and proactive, you’ll not only meet the legal requirements but also gain long-term confidence in your property’s safety and value.
