The One Piece of Paper Every SC Real Estate Deal Needs to Understand
WDIR and CL-100 letters come up in almost every South Carolina real estate closing, and they generate more confusion than almost any other line item. If you are buying, selling, or refinancing on the Grand Strand, understanding what these letters actually cover — and what they do not — will save you a headache.
What Is a WDIR?
WDIR stands for “Wood-Destroying Insect Report.” It is a formal inspection of a home for evidence of active or previous wood-destroying insect activity — subterranean termites, drywood termites, powder-post beetles, old house borers, and carpenter ants — plus any conducive conditions like moisture, wood-to-earth contact, or improper grading that could invite them.
The WDIR is filed by a licensed South Carolina pest control operator and is valid for a defined period, generally 30 to 60 days depending on the requesting lender or program.
What Is a CL-100?
CL-100 is the specific South Carolina form used for a WDIR. In practical Grand Strand conversation, “WDIR letter,” “CL-100,” and “termite letter” are used interchangeably. They all refer to the same document.
The CL-100 covers two categories of findings:
- Section I: Evidence of wood-destroying insects — active infestation, past infestation, or damage attributable to them
- Section II: Conducive conditions — moisture readings, wood-to-earth contact, improper drainage, plumbing leaks, cellulose debris in crawl spaces
Who Orders It and Who Pays?
On most Grand Strand transactions:
- The buyer's side coordinates the WDIR / CL-100 inspection with the pest company
- By local convention, the seller usually pays for the letter itself, though it is negotiable inside the contract
- The buyer's lender frequently requires the letter as a condition of closing, especially on FHA, VA, and USDA loans
- Some conventional lenders do not require it, but buyers usually still order one for their own protection
What Happens If the Letter Comes Back Clean
A clean CL-100 lists no active infestation and no conducive conditions. The letter goes to the closing attorney, the lender is satisfied, and the item disappears from the closing checklist.
What Happens If the Letter Comes Back With Findings
This is where most Grand Strand deals get complicated. Common Section I and Section II findings on coastal homes include:
- Old termite damage in a crawl space, with no active insects present
- Moisture readings above threshold in crawl spaces (very common in coastal Carolina)
- Wood-to-earth contact on decks or siding
- Cellulose debris under the home
- Active subterranean termite tubes in older homes without recent treatment
Findings do not automatically kill a deal. What usually happens:
- Buyer and seller negotiate who addresses the finding
- Seller arranges treatment or repair, or provides a credit at closing so the buyer handles it
- Pest company issues an updated letter after treatment or after conditions are corrected
- Closing proceeds with the corrected letter
For a broader view of what buyers respond to during inspection, see our post on the South Carolina due diligence process.
Coastal-Specific WDIR Realities
Grand Strand homes deal with two termite-adjacent realities buyers should factor in:
- High humidity and coastal soil moisture make Section II moisture findings common even on well-maintained homes
- Older homes on crawl-space foundations show occasional prior termite damage — most has been treated at some point, but the letter still reports it
Neither is inherently a red flag. Both are reasons to work with a knowledgeable local agent who can help interpret the letter and structure a sensible response. Buyers moving from drier or colder climates should read our overview of what changes when moving to Myrtle Beach from the Northeast — coastal humidity is part of that adjustment.
Do New-Construction Homes Need a CL-100?
Not always. Many builders offer a builder's termite bond and pre-treatment record instead. Some lenders accept that in place of a fresh WDIR. Buyers should confirm with their lender before waiving the letter, and preserving the builder's bond paperwork is worth doing for future resale.
How Long Is the Letter Good For?
Most lenders want the WDIR dated within 30 days of closing. Some allow 60. If a deal extends beyond that window because of appraisal delays or financing issues, expect the pest company to re-inspect and re-issue the letter (usually for a small re-inspection fee).
Frequently Asked Questions
Is a WDIR the same as a full home inspection?
No. The WDIR is a focused inspection for wood-destroying insects and conducive conditions only. Buyers should also order a general home inspection to evaluate the structure, systems, and other components. Both inspections happen during the due diligence window.
Who does the treatment if the letter comes back with active termites?
Standard practice is that the seller arranges and pays for treatment, then delivers an updated letter and a treatment warranty from the pest company. That warranty transfers to the buyer at closing. Details are negotiable in the contract addendum.
Do I need a WDIR for a condo purchase?
Usually yes, especially for ground-floor and low-rise buildings. Higher-floor units in mid-rise or high-rise buildings sometimes skip the WDIR when the building HOA maintains a termite bond covering the structure. Buyers should still verify what the HOA covers and confirm with their lender.
Can I refuse the WDIR requirement?
Only if your lender does not require it and you are willing to accept the risk. Buyers who waive the letter save a small fee but lose an important disclosure. On coastal homes, the letter is a cheap protection worth keeping. See our overview of what buyers should know before purchasing in Myrtle Beach for the wider due diligence picture.
Key Takeaways
The WDIR / CL-100 is a South Carolina standard termite letter that documents any wood-destroying insect activity plus conducive conditions like moisture and wood-to-earth contact. On the Grand Strand it is a standard closing document, often lender-required, usually paid by the seller. Findings do not kill deals — negotiated treatment or credits do the job. Understanding what the letter covers and what your options are when it comes back with items is the difference between a smooth closing and a scramble.
About Greg Harrelson
Greg Harrelson is a seasoned Realtor® with more than 30 years of experience serving the Myrtle Beach and Grand Strand markets. As the founder of Century 21 The Harrelson Group, Greg has built his career helping buyers, sellers, and investors achieve success in every corner of the coastal Carolina real estate market. His expertise spans residential homes, investment properties, land development, and coastal condos. Known for his deep local knowledge, innovative marketing strategies, and commitment to personal service, Greg consistently helps clients reach their real estate goals while navigating the ever-changing market with confidence and precision.
