Midlands SC  Home Buyer’s Checklist

(Columbia / Richland / Lexington / surrounding areas)


This checklist is tailored to the Midlands market and South Carolina’s process. SC is an **attorney-closing state** (buyer selects the closing attorney), uses a standard due-diligence contract (typically SC REALTORS Form 310), and has specific requirements around the CL-100 wood infestation report, flood zones, and disclosures.

1. Financial Preparation

- [ ] Pull free credit reports (annualcreditreport.com) and check scores 60–90 days ahead.

- [ ] Calculate realistic budget (include taxes, insurance, HOA, utilities, maintenance).

- [ ] Get full mortgage pre-approval (not just pre-qualification) from a local lender. Sellers in the Midlands generally expect this.

- [ ] Explore loan options: Conventional (often 3%+ down), FHA (3.5%), VA (0% for eligible military — Fort Jackson and Shaw AFB are nearby), USDA (eligible rural areas), or SC Housing assistance programs.

- [ ] Budget for closing costs (typically 2–5% of purchase price), earnest money, due diligence fee, inspections, and reserves. You can't always depend on sellers to cover your closing costs.

- [ ] Research property taxes by specific tax district (Richland and Lexington rates differ; owner-occupied homes get the 4% assessment ratio + school operating millage exemption in many cases). Use county auditor tools for estimates.


2. Assemble Your Team

- [ ] Interview and hire a local buyer’s agent experienced in the Midlands (Richland, Lexington, Kershaw, etc.).

- [ ] Select your closing attorney early (you have the legal right to choose; the attorney handles title examination, documents, and closing). Prices vary, shop around.

- [ ] Confirm lender, inspector(s), and insurance agent contacts.


3. Define Needs & Search

- [ ] List must-haves vs. nice-to-haves (location, beds/baths, lot size, single-story, garage, etc.).

- [ ] Prioritize: commute (I-26, I-20, I-77 corridors), schools (Richland 1/2, Lexington districts), proximity to Lake Murray, downtown Columbia, or suburbs (Lexington, Irmo, Blythewood, Forest Acres, West Columbia).

- [ ] Note HOA prevalence: Common in newer subdivisions (Blythewood, NE Columbia, Lake Murray communities); less common in older areas like Forest Acres or Shandon. Review dues, amenities, and rules.

- [ ] Check flood risk early via FEMA Map Service Center (msc.fema.gov) or SC Flood IMPACT tool — important near Congaree, Broad, Saluda rivers, and Lake Murray. Flood insurance is required in Special Flood Hazard Areas (A/AE zones) for most loans and is separate from homeowners insurance.

- [ ] Tour homes with a system checklist: roof age/condition, HVAC age, water heater, electrical panel, foundation/drainage, signs of moisture or prior water damage (common humidity concerns).


4. Make the Offer

- [ ] Review the Seller’s Residential Property Condition Disclosure Statement (required by SC law for most 1–4 unit residential properties; covers structure, systems, pests, flooding, environmental issues, etc.).

- [ ] Negotiate price, closing date, earnest money, due diligence fee, and contingencies on the SC Form 310 contract.

- [ ] Set a due diligence period (typically negotiated at 10–21 days). During this window you can generally terminate for any reason (pay the due diligence fee, if any,  to the seller and receive earnest money back).

- [ ] Include or confirm financing, appraisal, and CL-100-related protections as appropriate.


5. Due Diligence & Inspections (Critical Window)

Order these immediately after acceptance:

- [ ] General home inspection (roof, structure, foundation, HVAC, plumbing, electrical, appliances).

- [ ] **CL-100 Official Wood Infestation Report** (required by most lenders; covers termites, other wood-destroying insects, fungi/rot, and moisture in crawlspaces). Midlands has high termite pressure. Valid for 30 days; must typically be current for closing.[]

- [ ] Specialty inspections as needed: sewer scope (especially older homes), septic/well testing, HVAC evaluation, structural engineer (if foundation concerns), radon (recommended in some areas), mold/moisture.

- [ ] Review HOA documents/resale certificate (dues, restrictions, reserves, pending assessments or lawsuits).

- [ ] Confirm flood zone status and get flood insurance quotes if applicable.

- [ ] Review title commitment/exceptions with your closing attorney.

- [ ] Request repair credits or negotiate based on findings (or terminate within the due diligence deadline). Seller is not obligated to make repairs under the pure due-diligence model.


6. Financing, Appraisal & Insurance

- [ ] Complete loan underwriting conditions promptly.

- [ ] Appraisal ordered by lender (review results; address gaps if needed).

- [ ] Shop homeowners insurance (factor humidity, wind, and any flood coverage). Bind policy before closing.

- [ ] Confirm final Closing Disclosure (must receive at least 3 business days before closing for financed purchases).


7. Pre-Closing

- [ ] Final walkthrough (confirm agreed repairs, property condition, and that appliances/fixtures remain).

- [ ] Arrange wire transfer or certified funds for cash-to-close (follow attorney’s exact instructions to avoid fraud).

- [ ] Transfer or set up utilities (electricity — often Dominion Energy, water/sewer, gas, internet).

- [ ] Prepare government-issued photo ID and any lender-required documents.


8. Closing Day

- [ ] Attend closing at the attorney’s office (or as arranged). Review and sign deed, loan documents, settlement statement, and related papers.

- [ ] Receive keys once funds clear and documents are recorded.

- [ ] Obtain copies of all signed documents and the deed.


9. Immediate Post-Closing

- [ ] Change locks and rekey.

- [ ] Update address with USPS, banks, employer, DMV, etc.

- [ ] Locate main shutoffs (water, electric, gas) and test smoke/CO detectors.

- [ ] File for any applicable homestead or other exemptions with the county.

- [ ] Schedule any immediate maintenance (especially moisture control in crawlspaces given the climate).

- [ ] Store closing documents securely and set up automatic mortgage payments.


**Midlands-specific notes**: Prioritize moisture, termite, and HVAC issues due to heat and humidity. Lake Murray properties often involve extra dock permits, HOA rules, and flood considerations. Military buyers should leverage VA benefits. Always verify current details with your agent, attorney, and lender, as market conditions and specific property issues vary.


This is a practical roadmap — not legal or financial advice. Work with licensed local professionals for your specific transaction. Good luck with your Midlands purchase!