Termite Letter for Closing: CL-100 Inspection Reports Explained
In South Carolina, you’ll need a CL-100 termite letter to close because it’s the official wood infestation report lenders (and the VA) rely on. A licensed pest control pro inspects visible, accessible areas for termites, other wood-destroying organisms, moisture issues, and related damage. A clear CL-100 helps your closing move forward, while a problem report can trigger repairs, treatments, or even renegotiations, and you’re about to see exactly how that works.
Key Takeaways
- A CL-100 “termite letter” is South Carolina’s official Wood Infestation Report, required by most lenders (especially VA loans) before closing on a home.
- Licensed pest control operators visually inspect accessible areas for termites, other wood-destroying organisms, wood decay fungi, and moisture conditions that could cause future damage.
- The report only covers what’s visible and accessible on the inspection date; walls, insulation, and hidden areas are not opened or removed.
- A clear CL-100 shows no active infestation, damaging fungi, or elevated moisture; a problem report usually requires treatment and repairs before closing can proceed.
- CL-100 inspections typically cost around $95–$125, must be dated within 30 days of closing, and may require paid re-inspections after repairs or treatment.
What Is a CL-100 Termite Letter in South Carolina?
A CL-100 termite letter is South Carolina’s official Wood Infestation Report, a regulated document that details the condition of a property’s wood structures at the time of inspection. You’re getting a formal, standardized report prepared by a state‑licensed pest control operator under Clemson University’s Department of Pesticide Regulation. The inspector conducts a thorough visual inspection of all accessible wood: crawl spaces, foundation, walls, roof areas, and the building’s exterior. They note active or previous infestations from subterranean termites, carpenter ants, powder post beetles, wood borers, and carpenter bees, along with wood decay fungi and rot. Moisture conditions are documented, including wood moisture content at or above 28%, which signals active wood‑destroying fungi. Because lenders often require this documentation, the CL‑100 termite letter is essential for closing on most South Carolina home purchases. Drywood termites, typically found around windows, doors, fireplaces, and roof lines, aren’t covered. Your CL-100 will either be “clear” or “not clear,” with documented findings and prevention recommendations.
Why You Need a CL-100 to Close in SC
Now that you know what a CL-100 termite letter is, it’s time to understand why you almost always need one to get to the closing table in South Carolina.
While state law doesn’t require it for every sale, lenders almost always do. Most mortgage companies won’t finalize approval without a clear, recent CL-100 from a licensed pest professional, dated within 30 days of closing. If you’re using a VA loan, it’s mandatory. The CL-100 is also an important part of preventing future structural damage by catching issues early and requiring documentation before you close.
You also need a CL-100 to protect your investment. Termites, wood decay, and elevated moisture can quietly weaken floor joists, sills, and support beams. The inspection flags active infestations, existing damage, and conditions like high moisture or earth-to-wood contact that invite future problems.
Finally, the CL-100 reduces post-closing disputes. It documents the property’s condition, notes inaccessible areas, and, under SCR310 section 11, triggers the seller’s obligation to fix covered issues before you take ownership.
How CL-100 Results Affect Your Closing and Lender
CL-100 results can make or break your closing because your lender treats that report as proof the home is structurally sound and free of serious wood-destroying organism issues. In South Carolina, the CL-100 report is typically only valid for 30 days from the inspection date, so delays in closing can mean you’ll need and pay for a new inspection.
Most lenders—FHA, VA, and conventional—won’t fund your loan without a clear CL-100. If the report shows active termites, other wood-destroying organisms, or significant damage, the lender pauses the loan process until everything’s fixed and documented.
When you have a clear report, your loan can be approved, your closing stays on track, and you avoid inheriting expensive pest repairs after you move in. It shows the property meets your lender’s structural standards.
If the report isn’t clear, expect delays. The seller usually handles treatment and repairs, then the pest company performs a second inspection.
You’ll need an updated clear CL-100 or correction letter, and in severe cases, a structural engineer’s evaluation, before your lender and closing attorney can proceed.
What a CL-100 Inspection Covers (And Misses)
When you order a CL-100, the inspector looks only at visible, readily accessible areas and notes what they can actually see and measure. Because South Carolina has one of the highest termite activity rates in the country, getting a CL-100 is especially important for home buyers to satisfy lender requirements and protect their investment.]
You’ll see common problems flagged, like active termites or other wood-destroying insects, moisture issues, and any visible damage.
But it’s just a snapshot in time with real limits, so you need to understand what the inspection can’t see or guarantee.
Visible Areas Inspected
Although a CL-100 inspection is thorough, it’s still limited to what the inspector can actually see and reach. They’ll move through your basement, crawl space, attic, and utility areas, looking for visible termite shelter tubes, wood decay, fungi, and moisture problems.
They’ll also measure moisture content in accessible subfloor wood and joists, watching for levels that could support infestation. Because this is a state-specific form that originated in South Carolina, similar wood infestation inspections may be called different names in other parts of the U.S.]
Outside, they’ll examine foundations, siding, decks, porches, columns, stairs, and door jambs for damage, soil contact, and entry points.
They’ll note vegetation against the house, wood-to-soil contact, and any signs of past treatments like bait stations.
However, they won’t open walls, pull up flooring, or remove insulation. The report reflects only readily accessible, visible conditions on the inspection day.
Common Issues Identified
While the inspection only covers what the inspector can see and reach, it still uncovers a predictable set of problems that can stall or block your closing.
Active termite colonies are the biggest issue. If the inspector finds live termites, mud tubes, fresh wood damage, or other wood‑destroying insects like powder post beetles or carpenter ants, the report will fail until you treat them.
Moisture is another major problem. Wood with moisture content over 20 percent, visible rot, or fungal decay—especially under the main floor—must be corrected.
Inspectors also flag “conducive conditions,” such as earth‑to‑wood contact, poor drainage, inadequate vapor barriers, or standing water.
They’ll document past infestations and existing structural damage so repairs and treatments can be negotiated before closing.
Important Inspection Limitations
Even though a CL-100 (termite) inspection feels detailed, it still has clear limits you need to understand before closing. The inspector focuses on visible, accessible areas and wood-destroying organisms, not every potential hazard in the home.
They’ll check structural wood, moisture levels, and signs of termites, beetles, and fungi, mainly where they can physically see and reach. They won’t open walls, pull up flooring, or test for things like radon or toxic mold.
| Category | Covered by CL-100 | Not Covered / Limited |
|---|---|---|
| Pests | Subterranean termites, beetles, ants | Extensive drywood termite evaluation |
| Structures | Visible framing, joists, trim | Hidden or concealed structural damage |
| Moisture / Fungi | Elevated moisture, wood-decay fungi | Full mold assessment |
| Systems / Environment | Vapor barriers, drainage, ventilation | Radon, carbon monoxide, air quality testing |
| Time Scope | Conditions on inspection day | Future infestations or warranties |
CL-100 Results Explained: Clear vs. Problem Reports
Before you can make sense of a termite letter at closing, you need to understand the two basic outcomes of a CL-100 inspection: a clear report and a problem report.
A clear report confirms the inspector found no evidence of termites, other wood-destroying insects, wood decay fungi, or rot in accessible areas. Moisture readings in the substructure test below 20%, and the summary states the property’s free of infestations, damage, and conducive conditions.
A problem report does the opposite: it documents active infestations, visible structural damage, or wood decay fungi, often tied to elevated moisture above 20%.
It also notes conducive conditions, like earth-to-wood contact or leaks. The report will specify pest types, affected areas, and moisture readings, and it’ll include recommendations for treatment, repair, or further evaluation.
Clear reports generally support moving straight to closing, while problem reports usually trigger required action before you can proceed.
Common CL-100 Problems in South Carolina Homes
Although a CL-100 might look like routine paperwork, it’s often the first place serious hidden problems in a South Carolina home show up.
A CL-100 termite report can quietly reveal expensive hidden issues lurking beneath your South Carolina home
When the inspector crawls under the house and starts probing wood, small issues you’ve never noticed can quickly become major contract headaches.
Here are the most common problems you’ll see on a “not clear” report:
1. Active termites and other wood-destroying insects
Inspectors frequently find subterranean or drywood termites, plus powder post beetles, carpenter ants, bees, and old house borers.
Any active activity requires professional treatment and re-inspection.
2. Visible structural damage****
Chewed joists, sill plates, or subfloors must be documented, repaired by licensed professionals, and supported with written proof.
3. Wood-destroying fungi and moisture
High moisture readings, decay fungi, and plumbing leaks all trigger repairs and sometimes fungal treatments.
4. Earth-to-wood contact and inaccessible areas
Siding or supports touching soil and blocked crawlspaces create conditions inspectors must note and can’t fully clear.
CL-100 Timing, Cost, and Who Orders It
Once you understand the kinds of problems a CL-100 can uncover, the next question is when to get it, what it costs, and who should actually order it. In South Carolina, lenders require the report within 30 days of closing, and it’s only valid for those same 30 days. That short window means you should schedule early—ideally before listing or as soon as you’re under contract—so there’s time for any repairs and a possible re-inspection.
Here’s how timing, cost, and responsibility typically break down:
| Topic | Key Points | What It Means for You |
|---|---|---|
| Timing | Must be within 30 days of closing; re-inspect after repairs if needed | Order early to prevent delays or a failed closing |
| Cost | ~$125 alone; ~$95 when bundled with a home inspection; re-inspection extra | Small fee compared to potential thousands in termite damage |
| Who Orders? | Often lender-driven; sellers frequently order; buyers benefit too | Coordinate with your agent and a licensed pest professional |
How to Pass Your CL-100 and Avoid Delays
Passing your CL-100 on the first try isn’t about luck—it’s about preparation. You’ll avoid closing delays by thinking like an inspector and tackling moisture, wood contact, and evidence of pests before anyone shows up with a clipboard.
Ace your CL-100 by prepping like an inspector—manage moisture, wood contact, and pest evidence early
Here’s how to stack the deck in your favor:
1. Schedule early and prep the exterior
Book the CL-100 early in the closing process. Remove wood debris, stacked firewood, and vegetation from the foundation, and eliminate any wood-to-soil contact.
2. Control moisture and access points
Keep sub-floor moisture below 20–28%. Fix leaks, improve ventilation, and make sure crawl spaces and basements are dry and accessible.
3. Look for red flags inside
Check for mud tubes, damaged wood, fungus, or signs of carpenter ants, beetles, or prior treatments, especially in crawl spaces and attics.
4. Treat, repair, and document
Use licensed pros for pest treatment and structural repairs, then keep all paperwork ready for the inspector and your lender.
Conclusion
When you’re closing on a South Carolina home, your CL-100 termite letter isn’t just a formality—it protects your investment and keeps your lender satisfied. By understanding what inspectors look for, spotting common moisture and termite issues early, and hiring a qualified pest professional, you’ll avoid last‑minute surprises. Stay proactive, respond quickly to any flagged problems, and you’ll move from CL-100 inspection to a smooth, on‑time closing with confidence.
