South Carolina homeowners insurance
A South Carolina coastal policy usually carries two deductibles: a flat one for everything else, and a percentage one for named storms. Flood is a third policy on top.
- Monday – Friday: 6:00 AM – 7:00 PM Pacific Time9:00 AM – 10:00 PM Eastern Time
- Saturday: 6:00 AM – 5:00 PM Pacific Time9:00 AM – 8:00 PM Eastern Time
Three reasons to look closely at a South Carolina home policy
- 1
The named-storm deductible is a percentage, not a dollar figure
Coastal South Carolina policies typically carry a separate wind-and-hail or named-storm deductible expressed as a percentage of the dwelling limit — commonly 1, 2 or 5 percent. On a $500,000 dwelling limit, 2 percent is $10,000 before the policy pays anything. It applies only when the named storm trigger is met, and the trigger varies by carrier. Ask for the percentage, the dollar figure it produces, and the exact trigger.
- 2
Wind and flood are two different policies and they argue
Your homeowners policy covers wind. Flood, including storm surge, is excluded and comes from the National Flood Insurance Program or a private flood market. After a hurricane the question of whether the damage was wind or water decides which policy pays, which is why coastal owners carry both rather than choosing. Surge is flood, every time.
- 3
There is a residual market if nobody will write the wind
The South Carolina Wind and Hail Underwriting Association exists for coastal property that cannot obtain wind coverage in the standard market, in a defined coastal territory. It is a last resort rather than a first stop, and it covers wind and hail only — the rest of the property coverage still has to be written elsewhere. Knowing it exists is useful; needing it is a sign to look harder at the standard and surplus markets first.
What mitigation actually earns you here
South Carolina recognizes wind mitigation on coastal property, and the credits are real: roof deck attachment, a secondary water barrier, hurricane straps or clips, opening protection on windows and doors, and a hip rather than gable roof shape. An inspection documenting those features is how the credit gets applied. If the house was re-roofed recently, find out what was done underneath the shingles, because that is where the credit lives.
Inland South Carolina is a different risk entirely
From Columbia to Greenville the exposure is hail, straight-line wind, tornado and the ordinary water claims — burst supply lines, failed water heaters, washing machine hoses. No percentage hurricane deductible, no residual wind market, and a much simpler policy. If you are comparing a Charleston quote to a Greenville one, you are not comparing the same product.
Insure to rebuild, and read the roof terms
The dwelling limit should reflect what rebuilding would cost today, not market value and not the county assessment — and after a hurricane, when everyone rebuilds at once, costs move. Extended replacement cost is the endorsement for that. Separately, ask whether the policy pays roof damage at replacement cost or on an actual cash value schedule by age, because on an older roof that is the difference between a new roof and a payment.
What the underwriter will ask about your house
- Distance to the coast, and the county
- Year built, square footage, and the year the roof was last replaced
- Roof shape — hip or gable — and the roofing material
- Whether there are hurricane straps or clips, and a secondary water barrier
- Opening protection: shutters, impact glass, or neither
- Any wind mitigation inspection report you already have
- Elevation and whether the property has ever taken water
- Any dog, trampoline, pool or screened enclosure on the property
Frequently asked questions
Why does my South Carolina policy have two deductibles?
Coastal policies normally carry a flat all-other-perils deductible and a separate percentage deductible for named storms or wind and hail. The percentage one is calculated against the dwelling limit, so ask what it comes to in dollars.
Does my homeowners policy cover storm surge?
No. Surge is flood, and flood is excluded from every standard homeowners policy. It comes from the National Flood Insurance Program or a private flood market, and on the coast it is a separate purchase rather than an option.
What if no carrier will write wind on my beach house?
The South Carolina Wind and Hail Underwriting Association is the residual market for coastal wind coverage in a defined territory. It covers wind and hail only, so the balance of the property coverage still has to be placed elsewhere.
Do hurricane shutters lower my premium?
Opening protection is one of the recognised wind mitigation features in South Carolina, along with roof deck attachment, a secondary water barrier and straps or clips. A mitigation inspection is what gets the credit applied.
Request your South Carolina quote
Prefer the phone? Call 866-347-8683 instead. Or send your details below.
Get the small-business insurance newsletter
Plain-English coverage tips, comparisons, and offers — no spam, unsubscribe anytime.