South Carolina CL-100 Wood Infestation Reports, Crawlspace Moisture and VA/FHA Repairs — Palmetto Passage
Updated October 2026
A Charleston bungalow can appraise at the purchase price and still face a closing delay because of crawlspace moisture or termite damage. A South Carolina CL-100 report addresses visible evidence of wood-destroying organisms and related conditions within its inspection scope. It is not interchangeable with a general home inspection or a structural evaluation.
Read the findings, not just the signature
Buyers often call the CL-100 a termite letter, but the useful information lies in its observations, limitations and recommended follow-up. Inaccessible areas can leave important questions unanswered. Evidence of prior treatment does not establish that damaged framing has been repaired.
- Identify any active infestation, visible damage or adverse moisture findings.
- Note inaccessible crawlspace sections and other inspection limitations.
- Request treatment records and the terms of any transferable termite bond.
- Obtain specialist evaluations when structural damage or persistent moisture is suspected.
A pest-control treatment can address organisms without correcting drainage, leaking plumbing or decayed joists. Likewise, installing a vapor barrier does not automatically resolve every moisture source. Match each repair proposal to the actual finding.
Separate inspection obligations from loan conditions
Do not assume FHA requires a CL-100 for every South Carolina purchase. FHA-related inspection or repair requirements can arise from observed conditions, applicable requirements and lender underwriting. VA wood-destroying-insect requirements depend on location and current program guidance; the lender should establish the applicable requirement early.
An appraiser identifies conditions relevant to valuation and property acceptability but does not perform a comprehensive pest inspection. When repairs become loan conditions, the lender may require contractor documentation, treatment certification or a completion inspection before funding.
HUD FHA Mortgage Limits provides an official starting point for FHA information and county limits. For loan shopping and closing preparation, use the Consumer Financial Protection Bureau.
Resolve the work before the closing deadline
Ask the lender what report age, follow-up evidence and repair verification it accepts. Coordinate inspection access immediately, especially for occupied homes or tight crawlspaces. South Carolina's supervising closing attorney can address contractual repair agreements and settlement treatment, while the lender determines whether funding conditions are satisfied.
A seller credit is not always a substitute for completing a required repair. Repair escrows are available only when the loan program and lender permit them; never assume unfinished work can simply move past closing.
Budget inspection, specialist and reinspection charges through the closing cost estimator. If changing loan programs is being considered, review the FHA, conventional and USDA comparison. Conventional financing does not make structural deterioration or an unresolved safety concern disappear.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
South Carolina CL 100 Wood Infestation Reports, Crawlspace Moisture and VA/FHA Repairs — Compare the 3.5% down option at 580+ FICO with 10% at 500–579, lender overlays, 1.75% upfront MIP and the applicable annual MIP tier.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- SC Housing — state housing finance and property tax authority.
- South Carolina Department of Revenue — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.