--- title: "South Carolina Homeowners Insurance: Why Rates Are Rising, What It Costs, What It Covers and What to Do After a Nonrenewal" description: "South Carolina homeowners premiums rise with catastrophe losses, reinsurance and rebuilding costs. See costs, coverage, wind deductibles and nonrenewal steps." url: "https://riskado.com/south-carolina-homeowners-insurance/" lang: "en" published: "2025-10-03" modified: "2026-10-13" tags: ["homeowners-insurance","south-carolina-homeowners-insurance","rate-increases","hurricane-deductible","nonrenewal"] image: "https://riskado.com/og/default.jpg" alternates: es: "https://riskado.com/es/seguro-de-casa-en-carolina-del-sur.md" --- # South Carolina Homeowners Insurance: Why Rates Are Rising, What It Costs, What It Covers and What to Do After a Nonrenewal Riskado Oct 3, 2025 · 14 min read · Updated Oct 13, 2026 ![A raised lowcountry house with a deep front porch and live oaks in soft South Carolina morning light](https://riskado.com/blog/south-carolina-homeowners-insurance/featured.jpg) South Carolina homeowners premiums rise for several reasons at once: catastrophe losses, higher [reinsurance](https://riskado.com/insurance-terms/reinsurance/) costs, more expensive repairs and rebuilding, the features of your own home, and the rate filings each insurer makes, according to the [SC Department of Insurance's 2025 coastal property report (opens in a new tab)](https://www.doi.sc.gov/DocumentCenter/View/15232/2025-Coastal-Property-Report). Your increase won't necessarily match any statewide average. When a renewal jumps, compare the new premium, the dwelling limit, the regular [deductible](https://riskado.com/insurance-terms/deductible/), any wind or named-storm deductible, the exclusions and the [effective date](https://riskado.com/insurance-terms/effective-date/) with your current policy. Then call your insurer or agent, look for replacement coverage before the policy expires if you need it, and use the SC [Department of Insurance](https://riskado.com/insurance-terms/insurance-commissioner/) (SCDOI) or the SC Wind and Hail [Underwriting](https://riskado.com/insurance-terms/underwriting/) Association if private insurers won't cover the home. A mortgage lender requires [homeowners insurance](https://riskado.com/insurance-terms/homeowners-insurance/), but if you own your home outright, it isn't required, according to [SCDOI (opens in a new tab)](https://doi.sc.gov/1015/Homeowners-Insurance-What-You-Should-Kno). ### Key takeaways - **Why rates rise**Catastrophe losses, higher reinsurance costs, repair and rebuilding costs, your home's features and each insurer's rate filings. - **Your increase**It won't necessarily match a statewide average. - **What to compare**Premium, dwelling limit, regular deductible, wind or named-storm deductible, exclusions and effective date. - **If private insurers say no**SCDOI and the SC Wind and Hail Underwriting Association are the next stops. - **Is it required**A mortgage lender requires it; state law doesn't for a home you own outright. ## Why is South Carolina homeowners insurance rising? The coastal report names three main pressures. Repair costs have climbed with the price of materials and labor. Reinsurance, the coverage insurers buy for themselves, has surged after insured catastrophe losses around the world, and insurers have raised their rates to cover it. And property values have gone up, so homeowners have bought higher coverage limits to avoid being underinsured, which raises the total premium, according to the [SCDOI 2025 coastal property report (opens in a new tab)](https://www.doi.sc.gov/DocumentCenter/View/15232/2025-Coastal-Property-Report). There's a lag built into all of this. Insurers have to collect and analyze claims data, file for a rate change and wait for approval before a new rate reaches your renewal, so cost increases from a year or two ago can show up on this year's bill. The same report notes that rebuilding costs have also been pushed up by inflation and supply-chain problems. One dated example comes from the residual market. The South Carolina Wind and Hail Underwriting Association received approval for base-rate increases of 8.0% on dwelling policies and 25.6% on mobile home policies, effective February 1, 2026, according to [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf). That increase applies to the Wind and Hail Underwriting Association's own policies, not to every private insurer in the state. ![Bundles of roofing shingles and stacked lumber at a residential building site](https://riskado.com/blog/south-carolina-homeowners-insurance/repair-costs.jpg) Higher repair and rebuilding costs are one of three pressures behind South Carolina premium increases. ## Why can my increase differ from the statewide average? South Carolina lets an insurer change its overall average homeowners rate level by up to 7% up or down on a file-and-use basis, without waiting for prior approval. No more than two increases within that limit can take effect in any 12-month period, and the second one needs prior approval. Larger filings need prior approval from the director. The law also says the 7% cap doesn't apply on an individual insured basis, under [S.C. Code § 38-73-220 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c073.php). So a filing can average 7% while your own premium moves more or less than that. Your premium also depends on the home itself. Frame houses usually cost more to insure than brick, newer homes may qualify for discounts, and older homes may not qualify for preferred programs. Your fire protection class, which depends on your distance from a hydrant and the local fire department, affects price, as do the location, the coverage amounts you choose for the house, contents and liability, and your deductible, according to [SCDOI's cost of homeowners insurance page (opens in a new tab)](https://www.doi.sc.gov/614/Cost-of-Homeowners-Insurance). Averages help with context, not with predicting a quote. For 2023, the average South Carolina premium for owner-occupied dwelling and homeowners policies insured for $400,000 to $449,999 was $1,850, according to the [NAIC homeowners report (opens in a new tab)](https://content.naic.org/sites/default/files/publication-hmr-zu-homeowners-report.pdf). For the most common policy form, the HO-3, the 2022 average South Carolina premium was $1,571, against a national average of $1,569, in the NAIC figures reproduced by the [Insurance Information Institute (opens in a new tab)](https://www-legacy.iii.org/table-archive/21407). South Carolina homeowners premium figures, with their dates Hover or tap a row to highlight it. | Figure | Amount | Year or date | Source | | --- | --- | --- | --- | | Average premium, owner-occupied dwelling and homeowners forms insured for $400,000 to $449,999 | $1,850 | 2023 data | [NAIC (opens in a new tab)](https://content.naic.org/sites/default/files/publication-hmr-zu-homeowners-report.pdf) | | Average HO-3 premium, South Carolina | $1,571 | 2022 data | [Insurance Information Institute, NAIC data (opens in a new tab)](https://www-legacy.iii.org/table-archive/21407) | | Average HO-3 premium, United States | $1,569 | 2022 data | [Insurance Information Institute, NAIC data (opens in a new tab)](https://www-legacy.iii.org/table-archive/21407) | | SCWHUA dwelling base rate | 8.0% increase | Effective February 1, 2026 | [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf) | | SCWHUA mobile home base rate | 25.6% increase | Effective February 1, 2026 | [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf) | | File-and-use limit on an insurer's overall homeowners rate change | 7% up or down | Current law | [S.C. Code § 38-73-220 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c073.php) | If you're wondering what a $400,000 house needs, start with the cost to rebuild, not the market value or purchase price. Replacement cost is the amount it would take to rebuild with similar materials and quality, without subtracting depreciation, and SCDOI says to insure your home for at least 80% of its replacement value, according to its [page on purchasing home insurance (opens in a new tab)](https://www.doi.sc.gov/618/Purchasing-Home-Insurance-Knowledge). Our article on [how much homeowners insurance you need](https://riskado.com/how-much-homeowners-insurance-do-i-need/) walks through the dwelling limit in more detail. ### Ways to bring the premium down [SCDOI (opens in a new tab)](https://www.doi.sc.gov/614/Cost-of-Homeowners-Insurance) suggests a few steps worth asking an agent about: - Consider a higher deductible, knowing you'll pay more yourself after a covered loss. - Make sure your policy limits reflect the actual cost of rebuilding. - Consider reducing contents coverage on a separate wind and hail policy. - Place your coverages with one insurer to qualify for multi-policy discounts. - Ask about dead-bolt locks and alarm systems. - Ask about mitigation such as enhanced roofing systems, hurricane shutters and gable-end bracing, and about the SC Safe Home grant. - Use SCDOI's Insurance Locator program to compare other carriers. Mitigation credits and state tax credits get their own treatment in our article on the [South Carolina homeowners insurance tax credit](https://riskado.com/south-carolina-homeowners-insurance-tax-credit/). ## Is homeowners insurance required in South Carolina? Not by state law for a home you own outright. Lenders require homeowners insurance when you buy a house with a mortgage, according to [SCDOI (opens in a new tab)](https://doi.sc.gov/1015/Homeowners-Insurance-What-You-Should-Kno), and that requirement comes from the loan documents, not from a state mandate. The mortgage contract is where the details live: how much coverage, which perils, the policy period and the notice the lender gets if coverage ends. If your coverage is changing, ask the lender whether a separate wind and hail policy or a flood policy satisfies the loan, and avoid any gap while a replacement policy is arranged. ## What does a standard homeowners policy cover? A South Carolina homeowners policy is built from several coverage sections, described on [SCDOI's types of coverage page (opens in a new tab)](https://www.doi.sc.gov/615/Types-of-Coverage-in-Homeowners-Insuranc): - **Dwelling:** damage to the house. The face amount is the most you'll receive if the house is totally destroyed. - **Other structures:** a detached garage, work shed or fencing. - **Personal property:** household contents and other belongings used, owned or worn by you and your family. - **Additional living expenses:** necessary living costs, up to the stated limit, when a covered loss leaves the house unlivable. - **Personal liability:** claims arising from accidents to others on property you own or rent, with exceptions such as auto or boating accidents. It also follows you wherever you go. - **Medical payments:** a limited amount per person for injuries to others on your premises, or elsewhere if caused by you, your family or your pets, paid regardless of legal liability. Each section has its own limit, and the declarations page shows them. If you own a golf cart, the auto exception matters. Ask your agent or insurer in writing whether your specific cart, its use and where you drive it are covered, and whether a separate endorsement or policy is needed. Our article on [South Carolina golf cart insurance](https://riskado.com/south-carolina-golf-cart-insurance/) covers that question. ## What does standard homeowners insurance leave out? A standard policy won't pay for damage caused by a flood, an earthquake or routine wear and tear, according to [SCDOI's basic homeowners insurance page (opens in a new tab)](https://doi.sc.gov/963/Understanding-Basic-Homeowners-Insurance). Flood includes water that enters the home from street flooding, an overflowing creek, river or stream, or storm surge; that water is generally covered by flood insurance, not a homeowners or renters policy, according to [SCDOI's flood insurance page (opens in a new tab)](https://www.doi.sc.gov/858/Flood-Insurance). On the coast, that line between wind and water is the one that matters most after a hurricane. Our article on [South Carolina flood insurance](https://riskado.com/south-carolina-flood-insurance/) covers flood policies. Sewer backup, earth movement and expensive personal property can each be added by endorsement, written separately or left excluded, depending on the policy. Ask the agent which of these your policy covers and what an endorsement would add. ![Standing floodwater along a lowcountry street lined with raised homes after a storm](https://riskado.com/blog/south-carolina-homeowners-insurance/flood.jpg) Flood and storm surge damage is generally covered by flood insurance, not a homeowners policy. ## How do wind, hail and named-storm deductibles work? Many South Carolina policies carry two deductibles. The regular deductible applies to most property losses, and some companies offer a separate deductible that applies only to wind or hail losses, according to [SCDOI's homeowners FAQ (opens in a new tab)](https://doi.sc.gov/FAQ/Topic?mobile=ON&topic=41). A named-storm or wind/hail deductible can be a fixed dollar amount or a percentage of the policy limit. A 2% deductible on a $300,000 dwelling limit, for example, means the first $6,000 of a covered wind loss is yours. Deductibles apply to the property sections of the policy: the dwelling, other structures, personal property and additional living expenses. They don't apply to personal liability or medical payments to others, according to the [SCDOI FAQ (opens in a new tab)](https://doi.sc.gov/FAQ/Topic?mobile=ON&topic=41). South Carolina sets disclosure rules for percentage deductibles in [Regulation 69-56 (opens in a new tab)](https://www.doi.sc.gov/DocumentCenter/View/6950/Bulletin-2000-09-Notice-of-Regulation-69-56-Named-Storm-or-WindHail-Deductible-). A new or renewal policy with a named-storm or wind/hail deductible must include an example showing how the deductible works on a $100,000 policy, with a clear explanation of the event that triggers it. The face of the policy and the declarations page must carry a warning that the separate deductible may result in high out-of-pocket expenses. At renewal, an insurer can't add a named-storm deductible or raise its percentage unless it includes the example and you sign or initial a disclosure that you've read it. Look for that example and warning in your renewal packet. The trigger and the area where the deductible applies come from your specific policy, endorsement and declarations page, and policies from the wind pool can have different terms. ![Palm trees bending in strong wind beside a coastal house with closed storm shutters](https://riskado.com/blog/south-carolina-homeowners-insurance/wind-deductible.jpg) A separate wind, hail or named-storm deductible can be a fixed amount or a percentage of the policy limit. ## What should I do after a nonrenewal? An insurer can nonrenew a homeowners policy as long as it follows the notice rules. For a policy written for one year or less, the insurer must mail or deliver written notice to you and your agent at least 60 days before the expiration date, and the notice must state the precise reason, under [S.C. Code § 38-75-740 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). Before 2021, that period stretched to 90 days for nonrenewals effective in summer and fall; the 2021 amendment set one 60-day period, effective April 12, 2021. The notice also has to tell you about your review rights. Under [S.C. Code § 38-75-1160 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php), the notice must state the insurer's specific reason and tell you that you can ask the director of the Department of Insurance, in writing within 30 days of receiving it, to review whether the insurer followed South Carolina law. If it didn't, the director may require the policy to be reinstated. The director can't make underwriting judgments, though, and can't overturn a nonrenewal that complied with the law. Midterm cancellation is narrower. Once a policy has been in effect 120 days, or if it's a renewal, an insurer can cancel only for reasons such as nonpayment, material misrepresentation, a substantial change in the risk or a substantial breach of the policy's duties. The notice must state the precise reason and arrive at least 10 days ahead for nonpayment, or 30 days for the other reasons, under [S.C. Code § 38-75-730 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). South Carolina homeowners notice and claim deadlines Hover or tap a row to highlight it. | Event | Deadline | Source | | --- | --- | --- | | Nonrenewal notice, policy of one year or less | At least 60 days before expiration (since April 12, 2021) | [S.C. Code § 38-75-740 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php) | | Request for SCDOI review of a cancellation or nonrenewal | Within 30 days of receiving the notice | [S.C. Code § 38-75-1160 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php) | | Cancellation notice for nonpayment | At least 10 days | [S.C. Code § 38-75-730 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php) | | Cancellation notice for other allowed reasons | At least 30 days | [S.C. Code § 38-75-730 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php) | | Insurer sends a blank proof-of-loss form | Within 20 days after notice of loss | [S.C. Code § 38-59-10 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c059.php) | | Insurer responds to an SCDOI complaint | 7 days | [SCDOI Consumer Services (opens in a new tab)](https://doi.sc.gov/consumers) | When a nonrenewal letter arrives: 1. Write down the effective date and the stated reason. 2. Ask the insurer or agent whether the policy can be continued or re-underwritten, for example after a roof repair. 3. Start looking for replacement coverage right away. 4. Ask whether any replacement policy excludes wind, hail or flood. 5. Tell your mortgage lender, and keep every letter and proof of mailing. 6. If you think the insurer didn't follow the notice rules, request SCDOI review in writing within 30 days. A South Carolina agency can shop the replacement for you. [Riskado's directory](https://riskado.com/agencies/south-carolina/) lists insurance agencies in South Carolina by city and by category. ![A sealed envelope resting on a kitchen table beside a set of house keys and reading glasses](https://riskado.com/blog/south-carolina-homeowners-insurance/nonrenewal.jpg) A nonrenewal notice must state the precise reason and arrive at least 60 days before the policy expires. ## What if private insurers decline wind and hail? In the coastal area, a private insurer can write a homeowners policy that excludes wind and hail. Outside the area served by the wind pool, an insurer can exclude wind and hail only with the director's approval, under [S.C. Code § 38-75-1230 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The South Carolina Wind and Hail Underwriting Association is the residual market that fills that gap. It makes wind and hail coverage available to homeowners and businesses in the coastal area who can't buy it in the standard market, according to [SCWHUA (opens in a new tab)](https://www.scwind.com/about.html). Its policies cover wind and hail only, so you'd still need a separate policy for fire, theft, liability and the other perils a homeowners package covers. For dwellings, mobile homes, townhouses and condo unit owners, the maximum limit is $1,300,000 per location, including building, contents, indirect loss and increased cost of construction coverage; commercial risks can reach $2.5 million, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). A licensed South Carolina agent or broker submits the application, and eligibility depends on the property's location and condition. Our article on the [South Carolina wind and hail pool](https://riskado.com/south-carolina-wind-and-hail-pool/) covers zones, deductibles and the application in detail. ## What if a claim stalls? South Carolina sets a few rules for how insurers handle claims. If your insurer requires a written proof of loss, it must send you a blank form. If it doesn't send the form within 20 days after receiving notice of the loss, you've met the proof-of-loss requirement once you submit written proof of the loss within the time the policy allows, under [S.C. Code § 38-59-10 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c059.php). Under [S.C. Code § 38-59-20 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c059.php), it's an improper claim practice, when done without just cause and often enough to be a general business practice, to misrepresent coverage, fail to acknowledge claim communications with reasonable promptness, fail to adopt reasonable standards for prompt investigation, fail to attempt a prompt and fair settlement once liability is reasonably clear, or unreasonably delay payment. These rules don't set one payment deadline for every claim. Report a loss promptly, keep photos and receipts, cooperate with the adjuster and ask the insurer in writing what it needs and where the claim stands. ## How can I verify an agent or file a complaint? Before you share policy documents, check the agent's license with the [South Carolina insurance license lookup (opens in a new tab)](https://sbs.naic.org/solar-external-lookup/?jurisdiction=SC). If you have a problem with an insurer, contact the company first and give it a chance to resolve the issue. Explain your concern, send any documents it asks for and keep records of every conversation. If the problem isn't resolved, gather the insurer's exact name, any agent or adjuster involved, your policy and claim numbers, the date of loss, a description and copies of supporting documents, then file with [SCDOI's Office of Consumer Services (opens in a new tab)](https://doi.sc.gov/consumers). Insurance entities have 7 days by statute to respond to the department. You can reach Consumer Services at [803-737-6180](tel:+18037376180), toll-free at [800-768-3467](tel:+18007683467), or at consumers@doi.sc.gov. ## Questions to ask your agent - What caused this renewal change, and how much came from the rate versus my home or coverage? - What are my dwelling, other structures, personal property, liability and loss-of-use limits? - Is the dwelling covered at replacement cost or actual cash value, and does the limit reflect today's rebuilding cost? - What are my regular deductible and my wind, hail or named-storm deductible? - What event triggers the percentage deductible? - Are flood, storm surge, sewer backup, earth movement and mold covered or excluded? - Is wind and hail included, or insured separately? - What exclusions apply to the roof, personal property, a golf cart and detached structures? - Which discounts or mitigation credits are available? - What notice would I get before a cancellation or nonrenewal? **Quiz: Check what you know about South Carolina homeowners insurance** 1. Does South Carolina law require homeowners insurance on a home you own outright? - Yes, on every home - No, though a mortgage lender requires it **(correct answer)** - Only on coastal homes 2. How much notice must an insurer give before nonrenewing a one-year homeowners policy? - At least 30 days - At least 60 days **(correct answer)** - At least 120 days 3. How long do you have to ask SCDOI to review a nonrenewal? - 10 days - 30 days from receiving the notice **(correct answer)** - One year 4. Does a standard homeowners policy cover storm surge flooding? - Yes, always - No, flood and storm surge are generally covered by flood insurance **(correct answer)** - Only with a named-storm deductible 5. What must an insurer include with a policy that has a separate named-storm or wind/hail deductible? - A discount offer - An example of how the deductible works on a $100,000 policy and a warning about high out-of-pocket expenses **(correct answer)** - Nothing beyond the declarations page ## Frequently asked questions ### How much notice does an insurer have to give before nonrenewing my homeowners policy? At least 60 days before the expiration date for a policy written for one year or less, under [S.C. Code § 38-75-740 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The notice must state the precise reason. You then have 30 days from receiving it to ask SCDOI in writing to review whether the insurer followed the law. ### Can SCDOI make my insurer renew my policy? Only if the insurer broke the cancellation or nonrenewal laws, in which case the director may require reinstatement. The director can't make underwriting judgments or overturn a nonrenewal that followed the law, under [S.C. Code § 38-75-1160 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). ### Does my deductible apply to a liability claim? No. Deductibles apply to property losses, meaning the dwelling, other structures, personal property and additional living expenses. They don't apply to personal liability or medical payments to others, according to the [SCDOI homeowners FAQ (opens in a new tab)](https://doi.sc.gov/FAQ/Topic?mobile=ON&topic=41). ### Does the wind pool replace my whole homeowners policy? No. The South Carolina Wind and Hail Underwriting Association covers the perils of wind and hail, subject to its policy forms, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). You'd keep a separate policy for fire, theft, liability and other covered causes of loss. ### What does an insurer have to show me before adding a named-storm deductible at renewal? An example of how the deductible works on a $100,000 policy, including what event triggers it. You must sign or initial a disclosure that you've read the example, under [Regulation 69-56 (opens in a new tab)](https://www.doi.sc.gov/DocumentCenter/View/6950/Bulletin-2000-09-Notice-of-Regulation-69-56-Named-Storm-or-WindHail-Deductible-). ## Before your policy expires Read the renewal notice and declarations page side by side with last year's, and mark every change in premium, limits and deductibles. Check the wind, hail and named-storm terms and the flood exclusion. If a nonrenewal arrives, note the effective date, start looking for replacement coverage, tell your lender and keep every letter. A South Carolina agency can compare policies with matching limits and deductibles, and the wind pool and SCDOI are there if the private market says no. ### Key terms Tap a term to see what it means. **Reinsurance.** Insurance that insurers buy for themselves to share the cost of large losses. ## More articles - [Alabama Homeowners Insurance: Why Rates Are High and Rising, What Drives Your Price, Coastal and Inland Differences and What to Do at Renewal](https://riskado.com/alabama-homeowners-insurance/): Alabama's average HO-3 premium was $1,906 in 2023, per the NAIC. See why rates rise, how coastal and inland homes differ and what to check at renewal. - [Connecticut Homeowners Insurance: What It Costs, What It Covers, and How to Compare Quotes](https://riskado.com/connecticut-homeowners-insurance/): Connecticut law does not require every homeowner to buy insurance, but lenders generally do. Learn what a policy covers, costs and how to compare quotes. - [New York Homeowners Insurance: What It Costs, What It Covers, and How to Compare Quotes](https://riskado.com/new-york-homeowners-insurance/): New York homeowners insurance averaged $1,628 for the HO-3 form in NAIC's 2022 report. See what a policy covers, leaves out, and how to compare quotes. - [Maine Homeowners Insurance: What It Costs, What It Covers, and How to Compare Quotes](https://riskado.com/maine-homeowners-insurance/): The average Maine HO-3 homeowners premium was $1,150 for 2023, below the $1,737 national average. See what a policy covers, what it omits and how to compare. ## Newest guides 1. [1Additional Insured: What It Means, How It Differs From a Certificate, and What It Costs](https://riskado.com/additional-insured/) 2. 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