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.
FAQ
Frequently asked questions
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