South Carolina • Insurance non-renewal or spike
Your South Carolina coastal condo insurance was dropped — the Beach Plan and the deductible
South Carolina's insurance pressure is coastal wind. A non-renewal at the beach usually means private carriers won't write the building anymore and it's headed to the state wind pool — at higher cost and with a deductible that lands on owners.
The short answer
On the South Carolina coast (Charleston, Hilton Head, Myrtle Beach), older wood-frame condos are being forced into the SCWHUA 'Beach Plan' wind pool, with 2–5% wind/hail deductibles and 25%+ premium jumps. Flood is separate (NFIP). CondoSignal reads your master policy and HO-6 against the South Carolina market. Free.South Carolina at a glance
Wind backstop
SCWHUA Beach Plan
Residual coastal wind pool.
Wind/hail deductible
2–5%
Of insured value.
Premium jumps
25%+
Common on the coast.
Flood
Separate (NFIP)
Not in the master hazard policy.
The Beach Plan
Private insurers have pulled back from older wood-frame coastal condos, pushing many into the South Carolina Wind & Hail Underwriting Association (SCWHUA / 'Beach Plan'), the residual wind insurer for designated coastal zones. A building on the Beach Plan is paying more for wind coverage, often with a higher deductible — a clear sign the standard market declined it.
Deductibles flow to owners
Coastal master policies carry wind/hail deductibles of 2–5% of insured value, and year-over-year premium jumps above 25% are common. Because South Carolina sets no deductible caps, those deductibles are routinely passed to owners or funded by special assessment after a storm — so the deductible is the number to find.
Flood is separate
The master hazard policy (required by § 27-31-240) doesn't cover flood; coastal buildings need separate NFIP coverage for surge and water intrusion. Reading the master policy, the wind deductible, and the flood coverage together is the only way to see your full coastal exposure.
Your rights in South Carolina
South Carolina associations must carry a master hazard policy (§ 27-31-240); there are no statutory deductible caps. None of this is legal advice — confirm against Title 27 and a South Carolina-licensed broker.
What to check
- Establish whether the master policy or your HO-6 changed.
- Confirm whether wind is on the SCWHUA Beach Plan.
- Find the wind/hail deductible and how it's allocated.
- Confirm separate NFIP flood coverage on the common elements.
- Check whether the deductible exceeds the 5% financing cap.
- Size your HO-6 loss-assessment coverage to the deductible.
Sources
Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a South Carolina-licensed professional.
Related guide
South Carolina insurance risk — the full guide →This page answers what to do right now. For how insurance risk works in South Carolina — the law, the process, and what to check before you buy or sell — read the full state guide.
FAQ
Frequently asked questions
What a finding looks like
Every finding cites the exact page in your documents
“The board approved a $15,000-per-unit special assessment for façade repairs, payable over 12 months.”
Source: Board meeting minutes, p. 12 — quoted and linked in your report so you can verify it in seconds.
Your free report checks 14 risk categories this way. Get my free risk report →
Built for trust
Premium due-diligence software — not a chatbot.
Source citations on every finding
Every risk indicator links back to the exact document, page number, and quoted line. You can verify our work in seconds.
Free with transparent consent — or paid and private
Our free option is supported by limited, opt-in referrals you control. Or pay once for a fully private review with no data sharing.
Consistent, documented analysis
Consistent scoring — same documents always produce the same results. No guesswork, no chat-style answers.
Informational, never legal advice
We surface what your documents actually say so you can ask better questions of your attorney, lender, and inspector.