Licensed Charleston home inspectors — the ones who catch the rotted joist under the porch, the failed crawlspace encapsulation, the slate roof reaching end-of-life.
Typical range: $450–$650 for a standard single-family inspection under 3,000 sq ft. Add $150–$300 for termite/CL-100 (required for most loans in SC), $200+ for separate pool/HVAC/sewer scopes.
Do I need a CL-100 in South Carolina?
If you're financing with a conventional, FHA, VA, or USDA loan in SC, yes — the CL-100 is the wood-destroying-insect report required at closing. Inspectors run it alongside the main inspection.
What's specific to Charleston home inspections?
Crawlspaces, encapsulation, termite damage, salt-air corrosion, flood-elevation certificates, slate/metal roofs on historic homes, and septic systems on the islands. A local inspector flags these by default — an out-of-area one might miss them.
