--- title: "South Carolina Wind and Hail Pool: Who Qualifies, Wind Zones, the Deductible and How to Apply Through an Agent" description: "The SC wind pool insures wind and hail on coastal property when regular insurers won't. See Zone 1 and Zone 2, the 3% and 2% deductibles and how agents apply." url: "https://riskado.com/south-carolina-wind-and-hail-pool/" lang: "en" published: "2026-10-13" modified: "2026-10-13" tags: ["wind-and-hail-insurance","south-carolina-wind-pool","coastal-property-insurance","hurricane-deductible","homeowners-insurance"] image: "https://riskado.com/og/default.jpg" alternates: es: "https://riskado.com/es/seguro-de-viento-y-granizo-en-carolina-del-sur.md" --- # South Carolina Wind and Hail Pool: Who Qualifies, Wind Zones, the Deductible and How to Apply Through an Agent Riskado Oct 13, 2026 · 14 min read ![Raised beach houses behind sea oats and dunes on the South Carolina coast under a clear sky](https://riskado.com/blog/south-carolina-wind-and-hail-pool/featured.jpg) The SC wind pool is the South Carolina Wind and Hail [Underwriting](https://riskado.com/insurance-terms/underwriting/) Association (SCWHUA), the [residual market](https://riskado.com/insurance-terms/non-standard-auto-insurance/) that provides wind and hail insurance for homes and businesses in South Carolina's coastal area when owners can't buy that [coverage](https://riskado.com/insurance-terms/coverage/) from a regular [insurer](https://riskado.com/insurance-terms/insurer/), under [S.C. Code § 38-75-330 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). Its territory is divided into two zones, Zone 1 and Zone 2, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html); a "Zone 3" on a quote or map may come from another rating system. A licensed South Carolina agent or broker has to submit the application for you. The policy covers wind and hail, subject to its forms and a percentage [deductible](https://riskado.com/insurance-terms/deductible/), while flood and storm surge are a separate coverage question. Whether your property qualifies, its exact zone, the [limits](https://riskado.com/insurance-terms/limit-of-liability/), the deductible and the start date all depend on the property and the Association's underwriting. ### Key takeaways - **What it is**The South Carolina Wind and Hail Underwriting Association, the residual market for wind and hail coverage in the coastal area. - **Zones**The territory has two zones, Zone 1 and Zone 2; a Zone 3 label may come from another rating system. - **How to apply**A licensed South Carolina agent or broker submits the application. - **What it covers**Wind and hail, subject to the policy forms and a percentage deductible. - **Flood**Flood and storm surge are a separate coverage question. ## What is the South Carolina Wind and Hail Underwriting Association? The Legislature created the Association as an unincorporated association that functions as a residual market mechanism, providing wind and hail insurance for residential and commercial property to applicants in the coastal area who can't get it elsewhere, under [S.C. Code § 38-75-330 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The stated purpose of the law is to assure an adequate market for wind and hail insurance in the coastal areas of the state, under [§ 38-75-320 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). It isn't a state agency or an ordinary insurance company. Its members are the private insurers authorized to write property insurance in South Carolina on a statewide basis, and membership is a condition of their authority to do business here. Those members share in the Association's writings, expenses, profits and losses in proportion to their South Carolina property premiums, under [§ 38-75-370 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). People often call it the Wind Pool, and it has made coverage available on the coast since the Legislature required it in 1971, according to [SCWHUA (opens in a new tab)](https://www.scwind.com/about.html). ## Is wind and hail coverage required in South Carolina? State law doesn't require every coastal homeowner to buy wind pool coverage. The statute creates the Association as a way to get wind and hail insurance, not a purchase mandate. The requirement usually comes from a mortgage. Lenders require homeowners insurance when you buy a house, while a home you own outright isn't required to carry it, according to the [SC Department of Insurance (opens in a new tab)](https://doi.sc.gov/1015/Homeowners-Insurance-What-You-Should-Kno). Whether your lender accepts a separate SCWHUA wind policy depends on the lender's written requirements and the policy documents, so give both to the lender or closing representative and ask for confirmation. Here's why a separate wind policy comes up at all. An insurer can't exclude wind and hail from a fire, allied lines or homeowners policy unless the property is in the area the Association serves, or the director of insurance has approved the exclusion, under [S.C. Code § 38-75-1230 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). On the coast, a homeowners policy without wind is allowed, and the wind pool is where that missing coverage can come from. ![A row of raised beach houses on pilings behind low dunes on the South Carolina coast](https://riskado.com/blog/south-carolina-wind-and-hail-pool/coastal-homes.jpg) On the coast, a homeowners policy can exclude wind, and the wind pool can supply that coverage. ## Is the property inside the SCWHUA territory? The law defines the coastal area the Association serves in [S.C. Code § 38-75-310 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). It includes areas of Beaufort and Colleton Counties east of the west bank of the Intracoastal Waterway, specified areas of Georgetown County, areas of Horry County east of U.S. Highway 17 or By-Pass 17, and listed islands and areas of Charleston County. The same section defines a wider "seacoast area" made up of Horry, Georgetown, Berkeley, Charleston, Dorchester, Colleton, Beaufort and Jasper Counties. The director of insurance can expand the coastal area by written order, for periods of up to 24 months at a time, but never beyond the seacoast area, and can divide it into tiers with different rates, under [§ 38-75-460 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). That's why the current map can reach farther inland than the statute's original coastal area. SCWHUA offers an [address eligibility check (opens in a new tab)](https://www.scwind.com/eligibilitycheck.asp) as a first step. The actual zone and eligibility are set after the Association inspects the property, so treat the tool's answer as a starting point and ask your agent to confirm. ## What do Zone 1 and Zone 2 mean? The [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) splits the territory into two zones. Zone 1 is the area closest to the ocean. It includes Beaufort County east of the west bank of the Intracoastal Waterway, except Lady's Island, Coosaw Island and Morgan Island; Colleton County east of the waterway; Charleston County areas including the part of Edisto Island east of Peters Point Road and Point of Pines Road, Edingsville Beach, Kiawah, Botany Bay, Folly, Seabrook and Morris Islands, and areas north of Charleston east of the waterway; and specified areas of Georgetown and Horry Counties east of the waterway or U.S. 17. Zone 2 sits behind it. It includes Lady's Island, Coosaw Island and Morgan Island in Beaufort County; the western part of Edisto Island and parts of James, John's and Wadmalaw Islands in Charleston County; areas north of Charleston between U.S. 17 and the waterway; parts of Georgetown County between the waterway and U.S. 17; and a band of Horry County west of Zone 1, bounded by a line that follows SC Highway 57, SC 9, SC 31, U.S. 501 and other roads to the waterway. The zone drives the standard deductible: 3% for Zone 1 and 2% for Zone 2, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). Rates also differ by zone under the Association's approved rating rules. SC wind pool figures at a glance Hover or tap a row to highlight it. | Item | Figure | Source | | --- | --- | --- | | Standard deductible, Zone 1 | 3% of the policy limit | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Standard deductible, Zone 2 | 2% of the policy limit | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Maximum limit, dwellings, mobile homes, townhouses and condo unit owners | $1,300,000 per location | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Maximum limit, commercial risks | $2.5 million per location | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Waiting period | 15 days after a complete application, photos and full payment | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Policy fee | $8 per policy | [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html) | | Dwelling base-rate increase | 8.0%, effective February 1, 2026 | [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf) | | Mobile home base-rate increase | 25.6%, effective February 1, 2026 | [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf) | ### What about Zone 3? SCWHUA's territory has two zones. If a quote, map or website mentions a Zone 3, it may be using a different system, such as another insurer's rating territories or a building-standard wind map. Ask your agent which system the Zone 3 label belongs to, and get the current map or policy page that shows it. ![Salt marsh and a winding tidal waterway seen from above on the South Carolina coast](https://riskado.com/blog/south-carolina-wind-and-hail-pool/zones.jpg) SCWHUA's territory has two zones, and the zone sets the standard deductible. ## Who can qualify for wind pool coverage? Anyone with an insurable interest in insurable property can apply to the Association for coverage and for an inspection. An insurable interest includes any lawful and substantial economic interest in keeping the property from loss, under [S.C. Code § 38-75-350 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The application has to be submitted on your behalf by a licensed broker or agent you authorize, on the Association's form. Insurable property means buildings at fixed locations in the coastal area, and the personal property inside them, that the Association finds to be in insurable condition under reasonable underwriting standards, under [§ 38-75-310 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The definition leaves out farm property, manufacturing property and motor vehicles that can be licensed for highway use. A structure started on or after September 15, 1971 that wasn't built in substantial compliance with the applicable building code isn't an insurable risk. The Association writes dwellings, mobile homes, townhouses, condo unit owners and commercial property, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html), with detailed underwriting restrictions in its [Rules, Rates and Procedures Manual (opens in a new tab)](https://www.scwind.com/pdf/manual_without_forms.pdf). If the Association denies an application or doesn't act on it in time, you can appeal to the director of insurance, under [§ 38-75-350 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). ## What does a wind pool policy cover? The policy forms cover the perils of wind and hail, subject to the terms of the policies, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). At your request, the law also allows coverage for actual loss of business income, additional living expense or fair rental value loss, under [S.C. Code § 38-75-310 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). Ask the agent which of those apply to your property and how they're priced. Maximum limits are $1,300,000 for dwellings, mobile homes, townhouses and condo unit owners, and $2.5 million for commercial risks, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). That maximum covers everything at one location: building, contents, indirect loss coverage and increased cost of construction coverage. South Carolina law requires you to buy the Association's maximum before excess wind insurance can be added. ## What does the wind pool not replace? A wind and hail policy isn't a full homeowners policy. You'll still need separate coverage for fire, theft, liability and the other causes of loss a homeowners or commercial package covers. Flood is a separate question. Water that enters the home from street flooding, an overflowing creek, river or stream, or storm surge is generally covered by flood insurance, not a homeowners or renters policy, according to the [SC Department of Insurance (opens in a new tab)](https://doi.sc.gov/858/Flood-Insurance). SCWHUA doesn't require flood insurance in general, but strongly recommends it, and it does require flood coverage before it will write replacement cost coverage on a primary, single-family dwelling, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). Our article on [South Carolina flood insurance](https://riskado.com/south-carolina-flood-insurance/) covers flood policies. ![A wooden dune walkover partly covered by high water and sand after a coastal storm](https://riskado.com/blog/south-carolina-wind-and-hail-pool/storm-surge.jpg) Flood and storm surge are covered by flood insurance, not a wind and hail policy. ## How does the wind pool deductible work? The standard deductible is a percentage of the policy limit: 3% for Zone 1 and 2% for Zone 2. Higher deductibles are available in exchange for a premium credit, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). Separate deductibles apply to each structure and to the contents in that structure, and an additional deductible applies to indirect coverages such as loss of use. The Association's [Rules, Rates and Procedures Manual (opens in a new tab)](https://www.scwind.com/pdf/manual_without_forms.pdf), November 2025 edition, sets minimum and maximum dollar amounts for each percentage, and a time deductible for loss of use or loss of business income. For personal lines, the deductible is an occurrence and aggregate deductible, and the deductible for non-named storms is 1%. SCWHUA personal lines deductible options (manual, November 2025 edition) Hover or tap a row to highlight it. | Deductible | Premium credit | Loss of use time deductible | Minimum | Maximum | | --- | --- | --- | --- | --- | | 1% | 0% | 10 days | $250 | $13,000 | | 2% (Zone 2 standard) | 8% | 15 days | $500 | $26,000 | | 3% | 14% | 20 days | $1,000 | $39,000 | | 4% | 18% | 25 days | $2,000 | $52,000 | | 5% | 23% | 30 days | $2,500 | $65,000 | | 10% | 35% | 55 days | $5,000 | $130,000 | Because the deductible is figured on the limit, a higher limit raises it too. The manual's minimum and maximum amounts then cap the result, and your declarations page shows the actual deductible on your policy. Ask the agent which options are available for your property and how each would apply to the building, the contents and any loss-of-use coverage. ![Lifted and missing shingles on a house roof after a wind storm](https://riskado.com/blog/south-carolina-wind-and-hail-pool/roof-damage.jpg) Separate deductibles apply to each structure and to the contents inside it. ## How do you apply through an agent? You don't apply directly. Any individual who holds a valid South Carolina insurance or broker license can submit an application, and an agency doing business as anything other than a sole proprietorship must also be licensed in South Carolina, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). The [SCWHUA producer login (opens in a new tab)](https://www.scwind.com/Login.asp) is for those licensed producers and agencies, not for property owners. Policies must be paid in full before coverage takes effect. A 15-day waiting period starts once the Association has the properly completed, signed and dated application, photos and full payment, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). Under the [manual (opens in a new tab)](https://www.scwind.com/pdf/manual_without_forms.pdf), a new policy without a title transfer takes effect at 12:01 a.m. on the sixteenth day after the online application, and the photos must be digital photos of the property, not internet sales pictures, Google Maps images or real estate listing photos. For a property closing with a transfer of title and a new mortgage, the Association can issue a binder effective the next day once the closing papers are sent. Each policy carries an $8 policy fee that supports the Association's inspection program, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). ### From application to wind pool coverage 1. Check the addressRun the SCWHUA eligibility check, then ask a licensed South Carolina agent to confirm. 2. Agent submits onlineThe agent or broker files the application with digital photos of the property. 3. Full paymentThe full premium is paid before coverage takes effect. 4. Waiting periodCoverage starts at 12:01 a.m. on the sixteenth day after the online application, or the next day for a closing with a title transfer and new mortgage. 5. Every yearThe broker requests a rewrite and submits full payment; the policy doesn't renew automatically. A South Carolina agency can tell you whether it places wind pool business. [Riskado's directory](https://riskado.com/agencies/south-carolina/) lists insurance agencies in South Carolina by city and by category, and the [South Carolina insurance license lookup (opens in a new tab)](https://sbs.naic.org/solar-external-lookup/?jurisdiction=SC) confirms an agent's license. ## How does renewal work? Wind pool policies don't renew automatically. Each year the broker must request that the policy be rewritten and submit full payment with an online application, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). Put the expiration date on your calendar and confirm with your agent well ahead of it that the rewrite and payment have gone in. ## What changed in wind pool rates for 2026? SCWHUA received approval for a rate increase effective February 1, 2026, for new and rewrite business on or after that date: a 25.6% base-rate increase on mobile home policies and an 8.0% base-rate increase on dwelling policies, according to [SCWHUA Bulletin 25-02 (opens in a new tab)](https://www.scwind.com/pdf/B25-02.pdf), dated October 27, 2025. The previous increase took effect June 1, 2024. Wind pool rates aren't meant to compete with the regular market. Rates must be approved by the director of insurance and set at a level that lets the Association operate as a self-sustaining mechanism, under [S.C. Code § 38-75-400 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). Your own premium depends on the property, the program, the limits, the construction, the zone and the deductible, so ask the agent to show how the approved rate, the policy fee and the deductible appear on the quote. ## Can mitigation lower the cost? South Carolina requires insurers to offer discounts or credits for qualifying wind-mitigation measures, and the amount varies by insurer and by measure, according to SCDOI's [mitigation credits brochure (opens in a new tab)](https://doi.sc.gov/DocumentCenter/View/9573/Homeowners-Mitigation-Credits---Brochure-Sept-2016?bidId=). Ask your agent which credits apply to roof strength, roof covering, roof-to-wall connections and opening protection such as storm shutters, and what documentation the insurer needs. SC Safe Home is a separate grant program for wind-mitigation work on eligible coastal homes. It isn't accepting applications right now, and applications open twice a year, according to [SCDOI's SC Safe Home page (opens in a new tab)](https://doi.sc.gov/605/SC-Safe-Home). Homeowners must live in a designated coastal county, own and occupy a single-family home as their primary residence and keep an active homeowners policy, among other rules. You must have an inspection and grant approval before the work is done, because the program can't reimburse completed retrofits, according to the [SC Safe Home FAQ (opens in a new tab)](https://doi.sc.gov/FAQ/Topic?mobile=ON&topic=39). South Carolina also offers income tax credits for qualifying fortification of a legal residence: up to 25% of the cost or $1,000, whichever is less, plus up to $1,500 for sales or use tax paid on fortification supplies, according to [SCDOI's fortification tax credit page (opens in a new tab)](https://doi.sc.gov/593/State-Income-Tax-Credit-for-Fortificatio). Our article on the [South Carolina homeowners insurance tax credit](https://riskado.com/south-carolina-homeowners-insurance-tax-credit/) covers those credits and the excess premium credit. ## Questions to ask your agent - Is this address inside the current SCWHUA territory, and which zone applies after inspection? - Are you licensed in South Carolina, and does your agency place wind pool business? - What regular-market options did you check before the residual market? - What does the policy form cover for wind, hail and named storms? - What flood or storm surge coverage do I need separately? - What deductible applies to the building, to the contents and to loss of use? - What maximum limit applies to this property, and does it meet my lender's requirement? - Are loss of use, fair rental value or loss of business income available? - What photos, documents and inspection does the application need? - When does the waiting period start, and what payment must be received first? - Does my lender accept the policy and the mortgagee clause? - When is the annual rewrite due? - Which mitigation credits does the property qualify for, and what proof is required? - What happens if the application is declined or the property is found ineligible? **Quiz: Check what you know about the South Carolina wind pool** 1. What is the standard SCWHUA deductible for a Zone 1 property? - 1% of the policy limit - 3% of the policy limit **(correct answer)** - A flat $500 2. Who submits a wind pool application? - The property owner, online - A licensed South Carolina agent or broker **(correct answer)** - The mortgage lender 3. Does a wind pool policy renew automatically? - Yes, every year - No, the broker must request a rewrite and submit full payment **(correct answer)** - Only for Zone 2 properties 4. What is the maximum wind pool limit for a dwelling? - $500,000 - $1,300,000 per location **(correct answer)** - $2.5 million 5. When did the latest SCWHUA rate increase take effect? - June 1, 2024 - February 1, 2026 **(correct answer)** - January 1, 2025 ## Frequently asked questions ### Which counties are in the South Carolina wind pool? The law's coastal area covers parts of Beaufort, Colleton, Charleston, Georgetown and Horry Counties, and the director can expand it within the eight-county seacoast area, which adds Berkeley, Dorchester and Jasper, under [S.C. Code § 38-75-460 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). The SCWHUA eligibility check gives a first answer for a specific address, and inspection confirms it. ### How much does a 3% wind pool deductible cost me? It's 3% of the policy limit, figured separately for each structure and its contents, within the minimum and maximum amounts in the SCWHUA manual. A personal-lines 3% deductible has a $1,000 minimum and a $39,000 maximum, according to the [SCWHUA manual (opens in a new tab)](https://www.scwind.com/pdf/manual_without_forms.pdf). ### Can I get wind pool coverage in time for a closing? Yes, in many cases. For a closing with a transfer of title and a new mortgage, the Association can issue a binder effective the next day once the application is submitted online and the closing papers are sent, according to the [SCWHUA manual (opens in a new tab)](https://www.scwind.com/pdf/manual_without_forms.pdf). Other new policies take effect on the sixteenth day after the online application. ### What happens if I don't renew on time? The policy ends, because SCWHUA policies don't renew automatically. The broker has to request the rewrite and submit full payment each year, according to the [SCWHUA Q&A (opens in a new tab)](https://www.scwind.com/qanda.html). ### How do I complain about a wind pool decision or an agent? A decision by the Association about rates, classification, cancellation or underwriting can be appealed to the director of insurance within 60 days, under [S.C. Code § 38-75-410 (opens in a new tab)](https://www.scstatehouse.gov/code/t38c075.php). For problems with an insurer or agent, contact them first, then file with [SCDOI's Office of Consumer Services (opens in a new tab)](https://doi.sc.gov/consumers) at [803-737-6180](tel:+18037376180) or toll-free at [800-768-3467](tel:+18007683467). ## Next steps for a coastal property Run the address through the SCWHUA eligibility check, then ask a licensed South Carolina agent to confirm the zone, the limits, the deductible and the waiting period. Line up flood coverage and a homeowners policy for the other perils, show the lender the wind policy before closing, and put the annual rewrite on your calendar. Our guide to [South Carolina homeowners insurance](https://riskado.com/south-carolina-homeowners-insurance/) covers the rest of the policy, and North Carolina's comparable program is a different state's plan, covered in our article on the [North Carolina coastal property insurance pool](https://riskado.com/north-carolina-coastal-property-insurance-pool/). ### Key terms Tap a term to see what it means. **SCWHUA.** The South Carolina Wind and Hail Underwriting Association, often called the wind pool. ## More articles - [South Carolina Renters Insurance: What It Costs, What It Covers, Whether Flood Is Included and What a Landlord Can Require](https://riskado.com/south-carolina-renters-insurance/): South Carolina renters insurance covers belongings, liability and living costs, not flood. HO-4 policies averaged $187 in 2023, and a lease can require one. - [Florida Homeowners Insurance: Why Rates Are High, What the 2022 and 2023 Reforms Changed, What Drives Your Price and What to Do at Renewal or Non-Renewal](https://riskado.com/florida-homeowners-insurance/): Florida had the highest average HO-3 premium in 2022, at $2,677. See why rates are high, what the 2021 to 2023 reforms changed and what to do 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. 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