The Columbia SC Homebuyer’s Guide to
CL-100 Inspections
If you’re buying a home in the Columbia area, you’re going to hear the term “CL-100” at some point. Your real estate agent might mention it. Your lender will definitely bring it up. When they do, most people have the same reaction: “What is that, and do I need to worry about it?”
Short answer: It’s a wood infestation inspection report, and no, you don’t need to worry about it, but you do need to understand it. I’ve been performing termite inspections in Columbia and across the SC Midlands for over 15 years, and the CL-100 comes up in almost every real estate deal I touch. It’s one of those things that’s a lot less intimidating once someone walks you through it.
So that’s what we’re doing here.
What a CL-100 Is (and Why Everyone Keeps Asking About It)
The CL-100 is the official form number for what’s formally called the Official South Carolina Wood Infestation Report. People call it a “termite letter” or a “clearance letter,” but Clemson’s Department of Pesticide Regulation (the state agency that oversees these reports) specifically says both of those nicknames are inaccurate. It’s not a clearance letter because it doesn’t necessarily clear a structure. It’s not a termite letter because the inspection covers a lot more than just termites.
The purpose of the report, per South Carolina regulation § 27-1085, is to describe the apparent absence (or presence) of wood-destroying organisms in a building connected to a sale or mortgage. It’s a snapshot. Not a warranty. Not a guarantee against future problems. The form itself says that in all caps right on the front page.
South Carolina doesn’t have a standalone law that says “you must get a CL-100 for every sale.” Cash purchases can technically skip it. But in practice, virtually every lender in South Carolina requires one because the state falls entirely within the highest termite risk zone in the country, and lenders want to protect their collateral. The standard SC real estate contract (the SCR310) includes a whole section dedicated to it. So for all practical purposes, you’re getting one.
What the Inspector Is Looking For
A CL-100 inspection isn’t just someone walking around the house with a flashlight. The regulation requires a visual inspection of all accessible portions of the interior and exterior, including crawlspaces, utility areas, and attics. We’re sounding and probing any areas where damage is visible. We’re taking moisture readings around the crawlspace perimeter and center.
The organisms we report on include subterranean termites (the most common threat in the Midlands), drywood termites, old house borers, powder post beetles, carpenter ants, carpenter bees, and wood-decay fungi. We also flag excessive moisture conditions when wood moisture readings hit 20% or above, or when there’s standing water in the crawlspace. Wood-decaying fungi become active at 28% moisture, so those thresholds matter.
One thing the CL-100 does not cover is mold. The regulation is explicit about that. It also doesn’t cover areas hidden behind wall coverings, insulation, stored items, or anything that would require tearing out finished work to access. The report has to list every inaccessible area, and in a lot of homes (especially ones with finished basements or packed crawlspaces), that list can get long.
The inspection itself usually takes 30 to 60 minutes on a standard residential property, and the report is typically ready the same day or within 24 hours.
Who Pays for a CL-100 in South Carolina
This is one of the most common questions I get, and the answer depends on the loan type and what’s negotiated in the contract.
Under the SCR310 standard real estate contract, the CL-100 inspection cost is categorized as a buyer expense by default, but that’s negotiable. Sellers frequently agree to cover it as part of their concessions, and in many transactions around Columbia, that’s how it plays out. Clemson’s DPR recommends that the buyer be the one to arrange the inspection, since the buyer has the strongest interest in full disclosure.
The split between buyer and seller responsibilities gets clearer when findings show up. Under SCR310 Section 11, the seller is responsible for remediation when the CL-100 reveals infestation, damage, or adverse conditions. That means treatment, repairs, and providing the buyer with a clear report before closing.
VA loans:
A lot of websites still say the seller has to pay for the pest inspection on VA loans. That was true before June 2022, but VA Circular 26-22-11 changed the policy. Veterans can now pay for the inspection and any required repairs. It’s negotiable between buyer and seller. Given the size of the military community around Columbia and Fort Jackson, this comes up often, and it’s worth having the current information.
FHA loans:
FHA doesn’t automatically require a termite inspection on every loan, but in South Carolina, it’s effectively required because we’re in a high termite zone and the state has its own mandated form. HUD specifically lists South Carolina among states with their own wood infestation report. The buyer typically pays on FHA, but it’s negotiable.
Conventional loans:
There’s no blanket national requirement from Fannie Mae or Freddie Mac, but individual lenders in South Carolina routinely require the CL-100 because it’s customary in the area. In practice, you can count on needing one.
What It Costs and How Long It’s Valid
In the Columbia area, a standalone CL-100 typically runs between $95 and $175, with most inspections falling in the $125 to $150 range. Some pest control companies offer a bundled rate when you pair the CL-100 with a home inspection, which can bring the cost down.
The report is valid for 30 days. That’s printed on the form in all caps and written into the SCR310 contract as well, which requires the CL-100 to be dated no earlier than 30 calendar days before closing. You need to schedule the inspection early enough to allow for repairs if something turns up, but close enough to closing that the report doesn’t expire. It’s a 30-day window, and it goes fast, so coordination with your agent and closing attorney matters.
What Happens When There Are Findings
A CL-100 is not a pass/fail test. That’s one of the biggest misconceptions I see. The form has a series of yes/no checkboxes on the first page covering infestation, damage, treatment history, fungi, and moisture conditions. A “clear” report means no YES boxes were checked. A “not clear” report means one or more findings showed up.
A finding does not mean the deal falls apart.
Clemson’s Bulletin 16 puts it this way: most South Carolina homes over 10 years old can reasonably be expected to have some wood-destroying organism damage, the same way most used cars have a dent or two. Damage that’s been properly repaired or judged to be structurally insignificant shouldn’t interfere with the sale.
The distinction that matters is between active infestation and old damage. Active infestation — live termites, fresh mud tubes, active boring insects — requires treatment before closing. Old damage or evidence of previous activity has to be reported (even if it’s already been repaired), but it doesn’t necessarily block the sale.
When findings do come back, SCR310 gives the buyer three paths: accept the property as-is, negotiate with the seller for treatment and repairs, or terminate the contract. In my experience around Columbia, most deals land on option two. The seller handles remediation, a follow-up inspection confirms the work, and everybody closes on time.
One more thing: the SC CL-100 does not use the “Section 1” and “Section 2” language you might see in national articles or California-focused content. That terminology comes from a different inspection form. In South Carolina, the report is a single two-sided document with checkboxes on Page 1 and detailed descriptions, a crawlspace diagram, and moisture readings on Page 2.
Common Findings in Columbia and Midlands Homes
Every market has its patterns, and the Columbia area is no different. After 15 years of crawling under houses from Blythewood to Lexington, certain findings come up more than others.
Elevated moisture in crawlspaces
This is the single most common issue I see, especially in older homes around Rosewood, Shandon, and parts of West Columbia. South Carolina humidity is relentless, and crawlspaces without adequate vapor barriers or ventilation accumulate moisture fast. When wood moisture content hits 20%, it gets flagged. At 28%, wood-decay fungi start actively breaking down the wood.
Wood-decay fungi
Goes hand-in-hand with moisture. Older homes across the Midlands are especially susceptible because many were built with minimal crawlspace ventilation by modern standards. You’ll see signs of decay on floor joists, sill plates, and subflooring. This is treatable and repairable, but it has to be addressed.
Earth-to-wood contact
This means soil is touching wood somewhere on the structure, giving termites a direct highway from the ground into your home without ever building a visible mud tube. I find this a lot around porches, additions, and HVAC platforms that were set too close to grade.
Subterranean termite activity or evidence of previous treatment
Active or past termite activity is common enough in our area that it shouldn’t surprise anyone. South Carolina sits in HUD’s highest termite probability zone. A previous treatment isn’t necessarily a red flag. It can mean the last owner was proactive. The inspector is required by law to report it either way.
Inaccessible areas
Not a “finding” in the same sense, but it shows up on a lot of reports. Finished basements, encapsulated crawlspaces with obstructions, and heavy storage blocking access. All of it gets noted. More inaccessible areas mean less of the home was visually inspected, which is something every buyer should understand.
The Difference Between a CL-100 and a Termite Bond
People confuse these two all the time, and they’re not the same thing.
A CL-100 is a one-time inspection report. It’s valid for 30 days. It tells you what’s going on with a structure at the time of inspection. It does not protect you going forward.
A termite bond is an ongoing service agreement, renewed annually, that provides continuing termite prevention and treatment. Some bonds are retreatment-only, meaning the company will come back and retreat if termites return, but won’t cover damage repair. Others, like the retreat-and-repair bonds that we offer at Jeffcoat (which include up to $50,000 in damage coverage), cover both retreatment and structural repair.
A termite bond does not replace the CL-100. They serve completely different purposes. Your annual bond inspection and the bond paperwork are not a legal substitute for the official state CL-100 form at closing. You need the CL-100 for the transaction. You want the bond for everything after.
The reason you want both is straightforward: the CL-100 form itself says it’s not a guarantee or warranty against future infestation. It’s a moment-in-time snapshot. Your homeowner’s insurance almost certainly doesn’t cover termite damage. A termite bond fills that gap. In the Columbia area, initial bond setup typically runs $500 to $2,000, depending on the property, with annual renewals between $150 and $400. Given what termite damage repairs cost, and given that we’re in the highest-risk zone in the country, it’s a worthwhile investment. You can learn more about what a termite bond covers on our blog.
A Note About Formosan Termites in the Midlands
This deserves a brief mention because it’s something most CL-100 guides don’t touch, and it’s directly relevant to homebuyers in our area.
Clemson University has confirmed Formosan subterranean termites as established in both Richland and Lexington counties, among 16 SC counties total as of 2022. Formosan colonies can contain over a million workers, roughly ten times the size of a native subterranean termite colony. The same treatments work on them, but the sheer scale of a Formosan colony means they cause damage faster.
The bigger issue for CL-100 inspections is that Formosan termites can build aerial nests in wall voids and upper stories. A standard CL-100 inspection focuses on the substructure and accessible first-floor areas, so those upper nests may not be caught. SC regulation requires disclosure of Formosan termites when an active infestation is found, and termite bond contracts in SC must specify whether Formosan coverage is included. Many bonds exclude it, so read yours carefully.
We’ll cover Formosan termites in more depth in a future post. For now, the takeaway is simple: they’re here in the Columbia area, they’re worth knowing about, and they’re one more reason a termite bond matters.
The Bottom Line for Columbia Homebuyers
The CL-100 is a routine part of buying a home in South Carolina. It’s not something to stress over, but it is something to take seriously. A good inspection gives you a clear picture of the property’s condition when it comes to wood-destroying organisms and moisture. When something turns up, there’s a well-defined process for resolving it before you close.
The most important thing you can do is work with a licensed, experienced inspector who knows the local housing stock and isn’t going to rush through the crawlspace. We’ve been doing this across the Midlands for a long time, from Columbia and Irmo to Lexington, Chapin, Blythewood, Cayce, West Columbia, and everywhere in between. We’re always straightforward about what we find.
If you’re buying a home and need a CL-100, or you just closed and want to set up a termite bond for ongoing protection, get in touch with us. We’ll take care of it!
