A CL-100 inspection in South Carolina typically costs $100-$200, with many buyers paying about $150 for a standard home inspection and report. The final price depends on property size, crawl-space access, location, timing, and whether the inspection finds conditions that require additional documentation.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| CL-100 inspection and report | $100 | $150 | $200 | Typical single-family home |
| Large or difficult-access property | $175 | $225 | $350 | May involve extra time or travel |
| Wood-destroying organism treatment | $300 | $1,200 | $3,000+ | Separate from the inspection |
What a standard South Carolina CL-100 costs
A routine CL-100 visit and completed Wood Infestation Report usually falls between $100 and $200. The average is around $150 for a typical single-family house with accessible interior areas, attic, and crawl space. Condos and smaller homes may cost less when access is simple; large homes, detached buildings, or properties outside a provider’s normal service area can cost more.
The inspection fee pays for an evaluation and report, not pest treatment or repairs. The report documents visible evidence or conditions associated with wood-destroying organisms, such as termites, wood-boring beetles, and decay. It is not a guarantee that hidden damage does not exist. Assumptions: South Carolina home, standard appointment, normal access, and no treatment included.
How inspector labor and report fees shape the quote
Most providers quote one bundled price for the site visit and paperwork. A longer appointment can raise the charge when the inspector must check multiple structures, inaccessible spaces, or a large crawl space. Some companies include the report in the inspection fee, while others itemize administrative, travel, or rush charges.
| Quote component | Typical price | What may change it |
|---|---|---|
| On-site inspection labor | $75-$150 | Home size and access |
| Report preparation | $25-$60 | Included or itemized |
| Travel or rural service fee | $0-$75 | Distance from service area |
| Rush appointment or report | $25-$100 | Same-day or next-day request |
| Extra structure inspection | $25-$75 each | Garage, shed, or detached building |
Ask whether the written quote covers every structure and the signed CL-100 form. Comparing the full scope is more useful than comparing a single advertised starting price.
Why crawl-space access and home size change the price
Size and access are among the strongest price drivers. A home under 2,000 square feet with a clear, safely accessible crawl space commonly stays near the standard rate. A property above 3,000 square feet, or one with multiple additions and outbuildings, may add $25-$100 because more areas need inspection and documentation.
Crawl spaces with less than about 18 inches of clearance, standing water, stored materials, or blocked access can require extra time or make some areas inaccessible. A provider may charge an additional $25-$75 for difficult conditions, reschedule the visit, or note access limitations on the report. Clearing access before the appointment can avoid a return visit and its fee.
When termite evidence leads to extra charges
A finding does not automatically mean the inspection itself costs more, but follow-up work can. A pest-control company may charge $75-$150 for a separate evaluation or treatment proposal. Localized treatment for a limited area may start around $300-$800; whole-structure termite treatment can range from about $1,000 to $3,000 or more, depending on house size, treatment method, and infestation extent.
Repair costs are separate as well. Replacing a small amount of damaged trim may cost $150-$500, while structural or subfloor repairs can reach $1,000-$5,000 or more. Get treatment and repair estimates separately from the CL-100 inspection fee. A report identifies observed conditions; it does not establish the final repair scope.
How Charleston, Columbia, and rural rates compare
Prices vary by local competition, travel distance, and appointment demand. In Charleston and other coastal markets, a standard CL-100 may run about 5%-15% above a statewide midpoint, or roughly $160-$230, particularly during busy real-estate periods. Columbia and other central markets often fall close to the $125-$175 range for a straightforward home.
In rural areas, the inspection itself may be competitively priced at $100-$175, but a long drive can add $25-$75. These are planning ranges, not fixed regional tariffs; providers may bundle the service with a general home inspection or charge separately. Request an itemized quote using the property address and square footage.
What three common CL-100 quotes may include
A 1,500-square-foot home near Columbia with clear access might receive a $125-$160 quote for inspection and report. A 2,400-square-foot Charleston-area home with an accessible crawl space may be quoted at $160-$220. A 3,500-square-foot rural home with a detached garage and a long drive could total $225-$350, especially if the garage and travel are billed separately.
These examples assume a standard appointment and no pest treatment. Extra structures, blocked access, or a second visit can increase the total. Confirm which buildings are included before accepting a low base price.
How long the visit takes and when to book
A straightforward inspection commonly takes 30-60 minutes on site; larger or difficult-access properties may take 60-90 minutes. Report preparation may be completed the same day, but turnaround depends on the company and appointment schedule. Peak real-estate demand can limit availability, and rush service may add $25-$100.
In South Carolina transactions, lenders or closing parties may require a recent CL-100; reports are commonly treated as valid for 30 days, but requirements can vary. Check the closing deadline and report-age rule before booking. Reinspection or an updated report may incur another fee if the original report expires or access was incomplete.
Ways to keep a home-sale CL-100 bill lower
Book before the closing rush, provide the correct square footage, and make crawl-space, attic, and outbuilding access available. Ask whether the quote includes the report, travel, all requested structures, and any follow-up visit. If a general home inspection is also being scheduled, request a combined price while confirming that a qualified provider will complete the CL-100 form.
Compare at least two written quotes with the same scope. Avoid paying for treatment or repairs before reviewing the report and getting separate estimates. Clear access and verify the report requirements first to reduce avoidable fees and repeat visits.