CL-100 inspections for real estate closings and annual termite protection against Formosan and Eastern subterranean termites.
South Carolina has two destructive subterranean termite species: the Eastern subterranean termite, found throughout North America, and the Formosan subterranean termite, an invasive species from East Asia that forms massive colonies and causes significantly more rapid structural damage. The Lowcountry, with its warm climate and abundant moisture, supports heavy populations of both.
A CL-100 wood infestation report is required for most SC real estate closings. It covers termites, powderpost beetles, and wood decay fungi — not mold or moisture alone. Annual inspections and a termite bond are the standard protection for any home in Charleston County.
Across Charleston County, whether you're in Sullivan's Island, Daniel Island, North Charleston, or elsewhere around Mount Pleasant, homeowners call us for termite inspection because we treat the conditions specific to this area rather than applying a generic plan. It's the same reason our formosan subterranean termites results hold up.
This runs equally well on either property type. Commercial work is scheduled around trading hours with documentation for SC DHEC inspections; residential is the same program for a house.
Termites build pencil-width mud tubes to travel from soil to wood without exposure. Finding them on foundation walls or crawl space piers means an active or recent infestation.
Formosan termite swarmers emerge at dusk from late April through June, often after warm rain. Eastern subterranean termite swarmers appear earlier, February through April. Finding discarded wings on windowsills is the most common first sign homeowners notice.
Active termite galleries hollow out wood from the inside while leaving a paper-thin outer shell. Tapping suspect wood with a screwdriver handle and listening for a hollow sound is a basic field test.
Interior and exterior perimeter, crawl space, garage, and any accessible structural wood. Moisture reading of suspect areas.
Written wood infestation report in the format required for SC real estate closings. Issued by an SCDPR-licensed operator.
If active termites or evidence of prior infestation is found, a treatment recommendation is provided separately from the inspection report.
Annual inspection to maintain the termite bond and catch new activity before structural damage occurs.
Formosan termite colonies can contain hundreds of thousands of workers and cause structural damage measurable in months, not years. A CL-100 is legally required for most SC mortgage closings, but annual inspections provide the ongoing protection that a single closing-date report cannot.
Most termite inspection jobs around Mount Pleasant land inside these ranges. The inspection costs nothing and the exact figure goes in writing before anyone starts work.
| Size of job | Included | Guide figure |
|---|---|---|
| Small | A spot treatment on one room or one entry point | an estimated $380–$1470 |
| Standard | Full interior plus a treated band around the foundation | an estimated $450–$2100 |
| Large | A bigger property, multiple levels, or an established population | an estimated $675–$3360 |
| Severe | Extensive activity, handled over weeks rather than in one visit | an estimated $1080–$5600 |
None of this is a firm quote — the property decides the figure. The pricing guide sets out the six things that move it and what comes as standard.
The CL-100 is South Carolina's wood infestation report form, required by most lenders at real estate closings. It documents the presence or absence of wood-destroying organisms — subterranean and drywood termites, powderpost beetles, and wood decay fungi. It does not cover mold or general moisture problems.
A termite bond is an ongoing service agreement with a licensed pest control company. A retreatment bond covers re-treatment if termites return. A repair bond covers structural repairs up to a stated limit in addition to retreatment. Repair bonds cost more and provide more protection.
Formosan termite swarmers typically emerge in the Lowcountry from late April through June, usually at dusk after warm rain events. They are attracted to light sources and often found on illuminated windows, porches, and streetlights. Eastern subterranean termites swarm earlier, typically February through April.
Yes. Crawl space homes are inspected for mud tubes on piers and foundation walls and for any wood-to-soil contact. Moisture levels in the crawl space directly affect termite risk — high moisture accelerates both termite activity and wood decay.
Most termite inspection work here comes in at $449–$1400. Anything requiring sealing work alongside treatment is quoted separately, because it is a different job.
A few guides that go deeper on this, written for Lowcountry homes.
The Lowcountry pest environment is driven by moisture, canopy, and mild winters. Five structural and landscape factors attract pests to homes here more than anywhere else.
Read article
Store-bought products work for some problems. For others, they delay professional treatment while the infestation grows. Here is how to tell the difference.
Read article
Quarterly is the standard, but the Lowcountry pest calendar explains why. The timing of each visit corresponds to a specific seasonal pressure point.
Read articleCall for a free inspection and an honest answer on termite inspection in Mount Pleasant and the towns around it — including whether you actually need it.
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