Home Inspection in SC: What Every Buyer Needs to Know
Gary & Lori Barnett
Local Real Estate Experts, Upstate SC
You found the home. The offer got accepted. Now comes one of the most important steps in the entire buying process — the home inspection. In South Carolina, there are several types of inspections buyers should understand, and skipping any one of them can cost you thousands down the road.
Quick Summary: SC Home Inspections
- General home inspection covers structure, systems, and safety
- CL100 (Wood Infestation Report) is required by most SC lenders
- Radon testing is critical — Upstate SC has some of the highest levels in the state
- Mold and moisture testing is especially important in crawl space homes
- Inspection findings can be used to negotiate repairs or price reductions
What Is a Home Inspection in South Carolina?
A home inspection is a non-invasive, visual evaluation of a home's condition at the time of the inspection. A licensed inspector reviews the structural components, electrical system, plumbing, HVAC, roof, foundation, and more. The goal is to give you — the buyer — a clear picture of what you're buying before you commit.
In the Upstate SC market, we always advise our clients to schedule the inspection as soon as the offer is accepted. Your contract will include an inspection contingency period — typically 10–14 days — and missing that deadline can cost you your negotiating leverage or even your earnest money.
The 5 Key Inspections for SC Home Buyers
1. General Home Inspection
The foundation of any purchase. A licensed inspector walks through the entire property — roof, attic, HVAC, electrical, plumbing, foundation, windows, and more. Expect this to take 2–4 hours depending on home size. You'll receive a detailed digital report with photos. Cost: $350–$550 in Upstate SC based on sqft.
2. CL100 — Wood Infestation Report
The CL100 is a South Carolina-specific report required by most lenders. It checks for termites, other wood-destroying insects, wood decay, and moisture issues — especially in crawl spaces. Due to our warm, humid climate in the Upstate, termite activity is common and moisture intrusion in crawl spaces is one of the most frequent findings we see. Cost: $100–$150.
3. Radon Testing
According to the EPA, Upstate South Carolina has some of the highest radon concentrations in the entire state. Radon is a colorless, odorless, radioactive gas that seeps up from uranium-rich soil — and it's the second leading cause of lung cancer in the US. Testing is simple, affordable, and essential. Cost: $100–$200. If levels exceed 4 pCi/L (EPA action level), mitigation systems are very effective. See our trusted vendor section below.
4. Mold & Moisture Testing
South Carolina's humid summers and frequent rain create ideal conditions for mold growth, particularly in crawl spaces, attics, and basements. If your general inspector flags moisture concerns, a dedicated mold test is a smart follow-up. Air quality samples are sent to a lab for analysis. Cost: $200–$400.
5. Sewer Scope (Optional but Recommended)
For older homes (pre-1980s) in Greenville, Spartanburg, or the surrounding Upstate communities, a sewer scope inspection is worth considering. A camera is run through the sewer line to check for root intrusion, collapses, or deteriorated pipes. Cost: $150–$300.
What Happens After the Inspection?
Once you receive your inspection report, you typically have a few options depending on your contract terms:
- 1Request Repairs: Ask the seller to fix specific items before closing. Focus on safety, structural, and mechanical issues.
- 2Negotiate a Price Reduction: Instead of repairs, ask for a credit at closing so you can manage the work yourself after purchase.
- 3Walk Away: If the findings are severe, you may be able to terminate the contract during your inspection period and recover your earnest money.
- 4Accept As-Is: If the issues are minor and priced into the purchase, you can simply proceed knowing what you're getting.
Done Right Home Inspections, LLC
When it comes to protecting your investment, we only recommend inspectors we'd trust with our own families. Done Right Home Inspections is a certified, insured, and highly credentialed inspection company serving all of Upstate South Carolina and beyond.
What sets them apart is their breadth of certifications — from general home inspection and CL100/termite reports to RADON testing (INAC certified), mold assessment, thermal vision, and closed crawl space inspections. Their motto says it all: "Never settle for less."
Their reports are detailed, photo-rich, and delivered via state-of-the-art inspection software — making it easy for you and your attorney to review findings and take action within your contract window.
Ready to Buy? Let's Walk Through It Together.
From scheduling your inspections to negotiating repairs, we guide Upstate SC buyers through every step. Book a free consultation and let's get started.
