Buying in Daniel Island Park and seeing “CL-100” on your checklist? You are not alone. Many Lowcountry closings hinge on this wood‑infestation report, yet most buyers only hear about it when they are already under contract. You deserve a clear explanation of what it is, why it matters in a coastal setting, and how to use the results to protect your investment. This guide breaks it down and helps you plan your timelines and negotiations with confidence. Let’s dive in.
CL‑100 basics for Daniel Island buyers
A CL‑100 is South Carolina’s standardized wood‑infestation inspection report. A licensed pest control operator documents visible evidence of termites and other wood‑destroying organisms, wood‑decay fungi, and conditions that make infestation more likely. The report also includes recommendations for treatment, repairs, moisture control, or a re‑inspection when needed.
On Daniel Island, climate and setting raise the stakes. Warm temperatures, high humidity, and periodic coastal weather can mean more moisture around structures. Waterfront features and raised foundations can introduce additional wood contact points and access for pests. Because of this, lenders, buyers, and sellers pay close attention to CL‑100 results and any follow‑up.
What inspectors check on a CL‑100
Evidence of pests and decay
Inspectors look for visible signs of:
- Subterranean termites, such as mud tubes on foundations or activity at sill plates.
- Drywood termites, including frass and galleries in wood.
- Carpenter ants or other wood‑boring insects.
- Wood‑decay fungi, often related to chronic moisture.
- Conducive conditions like wood‑to‑soil contact, poor grading, leaking or clogged gutters, or excessive crawlspace moisture.
You can expect a narrative or checklist describing which areas were inspected, such as the exterior, crawlspace, accessible attic, porches, decks, garage, and interior structural members. For Daniel Island homes with docks or piers, accessibility is noted, and the report will call out any areas that cannot be evaluated.
Methods and limits
A CL‑100 is a visual, non‑destructive inspection of accessible areas. Inspectors use tools such as flashlights, moisture meters, and probing instruments. They do not remove finishes or open walls. If they see something that suggests structural impairment, they will note it, but a CL‑100 is not a structural engineering report.
Common exclusions
There are areas a CL‑100 often cannot cover, such as concealed spaces behind finished walls, sealed attics, inaccessible crawl areas, or inside dock pilings. Cosmetic issues or hidden damage that cannot be seen during a limited visual inspection are not assessed. If more investigation is needed, your agent can help you bring in a qualified contractor or engineer.
Common findings on Daniel Island
Patterns inspectors often see
In coastal Lowcountry properties, inspectors frequently note:
- Subterranean termite evidence like mud tubes on foundations or galleries in framing.
- Moisture‑related decay from grading issues, failed flashing, or gutter problems.
- Occasional carpenter ants or wood‑boring beetles in damp wood.
- Accessibility limits around docks and piers that require additional attention.
How severity is described
Findings are typically grouped into three categories:
- Active infestation, which usually calls for treatment before closing or clear documentation that treatment is scheduled.
- Evidence of prior infestation or past damage, which may require repairs and possibly a re‑inspection after work is complete.
- Conducive conditions, such as moisture or wood‑to‑soil contact, which should be corrected to reduce risk.
Timeline and logistics to keep closing on track
Scheduling the inspection
In many Daniel Island transactions, pest control companies can complete a CL‑100 within 24 to 72 hours after you place the order. During busy seasons or when access is complicated, allow extra time. If you are targeting a weekend or holiday closing, plan ahead to avoid delays.
Treatment and re‑inspections
If the report shows active infestation, treatment timing depends on the scope of work. Localized spot treatments can be quick, and whole‑house soil treatments or bait systems may take longer. Repairs to damaged wood may add time. Some lenders or buyers request a re‑inspection or clearance letter after treatment. Make sure your contract allows enough time to order the report, receive results, get estimates, complete work, and schedule any follow‑up.
Lender considerations
Some loan programs or underwriters require a current wood‑infestation report and proof of corrective action before funding. Notify your lender early if the CL‑100 reveals issues so they can confirm what documentation is needed and when.
Who orders and who pays in Charleston‑area deals
Common local practice
In many Charleston‑area transactions, the buyer orders and pays for the CL‑100 as part of their inspection package. That said, your purchase agreement can assign responsibility differently.
Contract variations you may see
- Buyer‑ordered inspection with seller cure. You order and pay for the CL‑100, then request treatment or repairs under your inspection contingency or pest addendum if defects are found.
- Seller pre‑inspection. A seller may obtain a CL‑100 before listing and share it with buyers. Buyers may still choose to order their own inspection.
- Seller‑paid treatment or capped amount. Parties can agree the seller will pay for treatment up to a certain amount or complete specific repairs before closing.
- Credits or price reduction. Instead of completing work, the seller may offer a credit at closing.
What to document
Good contracts define who orders the report, deadlines to deliver it, how repair requests are made, acceptable remedies, and any cost caps. They also outline timing for completing work and any required re‑inspection.
How CL‑100 results shape negotiations
Typical paths after the report
- Active infestation. The seller often completes treatment before closing and provides documentation. A lender may require proof of treatment.
- Prior damage without active activity. The buyer and seller can agree on repairs or a credit, sometimes with a re‑inspection after work.
- Suspected structural concerns. The parties may pause to bring in a contractor or engineer for evaluation. Remedies can include repair before closing, a credit, or the right to terminate if allowed by the contract.
- Conducive conditions. Sellers may correct moisture or grading issues, remove wood‑to‑soil contact, and provide proof of the fix.
Common remedies
- Treatment only by a licensed pest control operator, with an invoice and service details.
- Treatment plus repairs, with receipts from qualified contractors and a follow‑up inspection if requested.
- Credit or price adjustment at closing in lieu of making repairs.
- Escrow holdback to fund work after closing, released once proof of completion is provided.
- Re‑inspection or clearance letter to satisfy contract or lender requirements.
What drives leverage
Severity, repair costs, contract language, loan requirements, and market conditions all influence outcomes. Whatever you agree to, get it in writing with clear responsibilities, timelines, and documentation.
Costs, warranties, and smart follow‑up
Cost considerations
Treatment costs vary with scope. Localized spot treatments are usually less than whole‑house soil treatments or bait systems. Repair costs depend on how much wood needs replacement and whether cosmetic finishes are involved. For homes with docks or piers, marine access can add complexity. When work is needed, request written estimates from licensed companies.
Warranties and service plans
Many pest control operators offer limited warranties or service contracts after treatment. Review what is covered, how long the coverage lasts, whether it transfers to you, and any maintenance required to keep it valid.
Documentation to keep
Ask for the treatment invoice, the follow‑up schedule if applicable, and any re‑inspection or clearance reports that your lender or contract calls for. Keep these records for closing and for your future resale file.
When to involve specialists
If the inspection raises concerns about structural integrity, plan for a structural engineer or licensed contractor to evaluate and price repairs. For inaccessible or complex dock or pier issues, a marine contractor or specialized inspector may be necessary.
Daniel Island buyer checklist
- Order your CL‑100 early in the inspection period and let your lender know it is in process.
- Choose a licensed local pest control operator familiar with Lowcountry construction and waterfront features.
- Confirm the inspection scope in writing and note any areas that are excluded or inaccessible.
- If the report shows active infestation or major damage:
- Request treatment and repairs in writing under your inspection contingency or pest addendum.
- Gather written estimates from licensed contractors and a written treatment plan from the pest operator.
- Ask for warranties and schedule any re‑inspection or clearance letter your lender or contract requires.
- For waterfront properties, request inspection notes and documentation on piers and pilings if accessible. Make sure any access limits are recorded in the report.
- Keep your contract deadlines clear for ordering, reporting findings, completing work, and re‑inspection.
- Save all reports, invoices, warranties, and re‑inspection letters for closing and future resale.
Move forward with confidence
A clear, timely CL‑100 helps you understand the home’s condition, satisfy lender requirements, and negotiate fair remedies when needed. With Daniel Island’s coastal climate and construction styles, attention to moisture and access points is essential. The right plan saves time, prevents surprises, and keeps your closing on schedule.
If you want a steady hand coordinating inspections, timelines, and negotiations from contract to closing, reach out to Andrea Ulmer. You will get local expertise, clear communication, and a calm, step‑by‑step approach tailored to Daniel Island buyers.
FAQs
What is a CL‑100 in South Carolina?
- It is a standardized wood‑infestation report documenting visible evidence of termites, other wood‑destroying organisms, wood‑decay fungi, and conducive conditions, with recommendations for treatment or repairs.
Does a CL‑100 include docks and piers on Daniel Island?
- Inspectors note accessible areas and any limits; dock and pier components may be inspected if accessible, and inaccessible pilings or marine elements are typically excluded or flagged for specialized evaluation.
Who usually pays for the CL‑100 in Charleston‑area sales?
- Buyers commonly order and pay for the CL‑100 during the inspection period, although contracts can assign responsibility differently and may require sellers to cure issues.
Can a CL‑100 replace a structural inspection?
- No, a CL‑100 is a visual, non‑destructive pest report and not a structural engineering assessment; suspected structural issues call for a contractor or engineer.
What happens if active termites are found before closing?
- Treatment by a licensed operator is typically completed or scheduled, documentation is provided, and some lenders or buyers request a re‑inspection or clearance letter.
How quickly can I schedule a CL‑100 on Daniel Island?
- Many pest control companies can perform it within 24 to 72 hours of request, but allow extra time during busy seasons or when access is difficult.
