BuyingNovember 5, 2026

What Is a CL-100? South Carolina's Termite Letter Explained

Raised Lowcountry home with a crawl space foundation

By Len Banks, Realtor, Carolina One Real Estate

If you're buying a home in Charleston, there's a good chance someone will mention the CL-100 within the first few days of your contract. Your lender may ask for it, your closing attorney will expect it, and your agent will help you schedule it

If you're new to South Carolina, the term can sound like insider jargon. Here's what it actually is, and why it matters so much in the Lowcountry.

Quick Answer

A CL-100 is the Official South Carolina Wood Infestation Report, often called a "termite letter." A licensed pest control professional inspects the home for visible signs of termites and other wood-destroying insects, wood decay, and moisture. Lenders commonly require it before closing. It reports what's visible at inspection, so it isn't a guarantee against future termites.

What is a CL-100?

It's South Carolina's official report for wood-destroying organisms, the form used when a home is bought or sold.

The inspection is done by a pest control company licensed in South Carolina, and the form is regulated by the state. You'll often hear it called a termite letter or a clear letter. Despite the nickname, it covers more than termites.

What does a CL-100 cover?

The report looks for visible evidence in accessible areas of the home, including:

Active or past infestations of termites and other wood-destroying insects, such as certain beetles
Damage to wood from those insects
Wood-decay fungi, often called wood rot
Moisture levels in the wood, usually measured in the crawl space

Moisture is a big deal in the Lowcountry. Our warm, humid climate and the many raised homes with crawl spaces mean elevated moisture is common, and it can lead to decay over time.

Why does it matter so much in Charleston?

Because termites and moisture thrive in our climate.

Charleston's heat and humidity make the area a natural fit for termites, and many homes here sit on crawl spaces where moisture can build up. That's why lenders and closing attorneys take the CL-100 seriously, and why buyers should too.

Who orders it, and when?

The CL-100 is usually ordered during the due diligence period after your offer is accepted. Who pays for it, and who chooses the company, can be negotiated in the contract.

Lenders and closing attorneys commonly want the report to be recent, often within about 30 days of closing. If your closing date moves, you may need an updated report, so ask your lender about their timing requirements early.

What happens if the report finds a problem?

Don't panic. Most issues are fixable, and the report helps you decide what to do next.

If active termites are found, treatment is usually needed, and the cost is often negotiated with the seller. If there's damage or decay, a contractor may need to evaluate and repair it. If moisture is high, solutions like a vapor barrier, better ventilation, or a dehumidifier may help.

After repairs or treatment, the pest control company can re-inspect the home to confirm the issues were addressed.

What should buyers keep in mind?

A CL-100 is a snapshot, not a warranty. It reports what the inspector could see on the day of the inspection.

Ask whether the home has a termite bond, which is a service agreement with a pest control company, and whether it can be transferred to you. Keep up with prevention after you move in, like managing moisture and keeping wood away from the soil. And pair the CL-100 with a full home inspection for the complete picture.

The Bottom Line

The CL-100 is South Carolina's official termite and wood infestation report, and in Charleston, it's a standard part of buying a home. It checks for visible termites, damage, wood rot, and moisture, and lenders commonly require it before closing. Use it as a tool, not a guarantee: address what it finds, ask about a termite bond, and keep up with prevention once the home is yours.

Keep Learning

Buying in the Lowcountry?

Want a guide who knows what to look for, from termite letters to flood zones? Let's talk.

Let's Talk

Frequently Asked Questions

What is a CL-100 in South Carolina?

It's the Official South Carolina Wood Infestation Report, often called a termite letter. A licensed pest control professional inspects the home for wood-destroying insects, damage, wood decay, and moisture.

Is a CL-100 required to buy a home in South Carolina?

Lenders commonly require one before closing, and it's a standard part of most Charleston-area home purchases. Ask your lender about their specific requirements.

How long is a CL-100 good for?

Lenders and closing attorneys commonly want it dated within about 30 days of closing. Requirements vary, so confirm with your lender.

Does a clear CL-100 mean the home will never have termites?

No. It reports what was visible at the time of the inspection. Ongoing prevention and a termite bond can help protect the home after you buy.

Have questions about moving to Charleston?

Len Banks is here to help you navigate the market with confidence.

Talk With Len