Who Pays for CL-100 Repairs: Buyer or Seller?
A CL-100 is South Carolina's official wood infestation report, performed by a licensed pest control operator and documenting evidence of termites and other wood-destroying organisms along with related moisture damage. The form is specific to South Carolina, which is why buyers moving from other states have usually never heard of it.
Most lenders require a CL-100 before closing, including on FHA and VA loans, because the report protects the lender's collateral from structural damage they cannot see. In practice, a South Carolina purchase involving financing should be planned around needing one.
The report covers more than live termites. It documents active infestation, evidence of previous activity, visible damage from wood-destroying organisms, wood decay fungi, excessive moisture, and conditions that make a structure vulnerable, such as earth-to-wood contact or a substructure that could not be fully inspected.
Who Pays for the CL-100 Inspection Itself?
The buyer usually pays for the CL-100 inspection, though the contract allows either party to take it on. Buyers often prefer to pay because it keeps control of the timing and the choice of inspector, and timing is where these reports tend to cause problems.
The cost of the inspection is small relative to the transaction. It is the findings, not the inspection fee, that carry financial weight.
Who Pays for Treatment and Repairs Found on the CL-100?
The seller is generally responsible for treatment and repairs under Section 11 of the standard South Carolina contract of sale, SCR310, which asks the seller to remedy the deficiencies and then furnish documentation that the property is free of infestation or that the infestation has been treated and the damage repaired in a workmanlike manner.
That responsibility comes from contract language, not from state law dictating who pays. The contract is negotiable at signing, and the specific version and any amendments the parties agreed to determine what is actually owed. Some contracts cap the seller's obligation at a set dollar amount or a percentage of the sale price, in which case anything above that cap goes back to the negotiating table.
Because the terms vary, the contract itself is the answer to this question in any individual sale. A real estate agent or closing attorney is the right person to interpret what a specific contract requires.
Does the Work Have to Be Re-Inspected?
Yes. After treatment and repairs are completed, a licensed pest control operator has to document the work, and the lender needs that documentation before closing.
This is the step that catches people off guard. Finishing the repairs is not the end of it, and a handyman patch that does not meet the standard for documentation can put the transaction right back where it started. Having the work done by someone who can also produce the required paperwork keeps the process from looping.
How Long Is a CL-100 Good For?
A CL-100 is valid for 30 days from the date of the inspection, because conditions in a home, particularly moisture levels, can change quickly.
That short window makes timing a real factor. Schedule too early and the report expires before closing, which means paying for a second one. Schedule too late and there is no room to complete treatment, repairs, and the follow-up documentation before the closing date. The practical target is early enough to leave room for repairs and late enough that the report is still valid at closing.
If a closing gets delayed past the 30 day mark, expect the lender to require a new report.
Key Takeaways
- The buyer typically pays for the CL-100 inspection, though the contract allows either party to cover it.
- Under the standard South Carolina contract, the seller is generally responsible for treating active infestation and repairing documented damage.
- Responsibility for repairs comes from contract language and is negotiable, so the signed contract governs each transaction.
- If the seller will not remedy the findings, the buyer can accept the property as-is, negotiate, or terminate.
- Active infestation requires action before closing. Old, properly repaired damage is reported but does not automatically block a sale.
- Completed treatment and repairs must be documented by a licensed operator before the lender will close.
- A CL-100 is valid for 30 days, so timing the inspection matters as much as scheduling it.
Need a CL-100 for a Closing?
Timing is the part of this process that causes the most trouble, and it is the part you can control. Scheduling the inspection with enough room for repairs and re-inspection, while keeping the report inside its 30 day window, keeps a closing on track. American Termapest, Inc. performs CL-100 inspections and can walk you through what a report says and what it means for your transaction.
This post is general information about how CL-100 findings are typically handled, not legal advice. Your real estate agent or closing attorney is the right person to interpret your specific contract.