South Carolina is no stranger to flooding. Historic flooding after Hurricane Joaquin in 2015, followed by 2016’s Hurricane Matthew and 2018’s Hurricane Florence, combined have cost the state billions in uninsured flood damage.

It’s important to understand that you need flood insurance in South Carolina to cover damage from water that enters the home from street flooding; an overflow of a creek, river, or stream; or from a storm surge.

Every South Carolina resident should at least consider flood insurance, regardless of whether their property is in a flood zone. Just like in 2015, floods can occur at any time and anywhere in South Carolina.

South Carolina independent insurance agents can help you explore your flood insurance options.

Does Homeowners Insurance in South Carolina Cover Flooding?

Homeowners insurance in South Carolina does not cover flooding. 

In October 2015, Hurricane Joaquin resulted in widespread, heavy rainfall and major flooding from the central part of South Carolina to the coast. The historic rainfall resulted in moderate-to-major river flooding across South Carolina with at least 20 locations exceeding the established flood stages. Some areas experienced more than 20 inches of rainfall over a 5-day period, with many locations recording rainfall rates of 2 inches per hour. Much of this rainfall occurred over urban areas where runoff rates are high and where recent rains had left the ground already saturated.

Losses related to this event were $1.492 billion, much of which was uninsured.

Because all it takes is a few inches of water to damage your home and its contents, it is important that you understand your need for flood insurance. Your South Carolina homeowners insurance policy does not cover flooding. You need additional protection in the form of flood insurance to protect you from flood damage associated with hurricanes, tropical storms, heavy rains, and other conditions that can cause flooding in South Carolina.

What’s more, flood insurance is likely to be required by your lender if you live along a South Carolina waterway, along the coast, or in any high-risk flood zone in the state.

Flood insurance is available through the National Flood Insurance Program (NFIP).

The NFIP estimates that just one inch of water in your home can cause up to $25,000 in damage.  Grants from the federal government only cover certain costs associated with flooding, and only if a federal disaster has been declared. That makes flood insurance an essential part of protecting your South Carolina home.

What Does Flood Insurance Cover in South Carolina?

According to FloodSmart.gov, flood insurance policies in South Carolina cover physical damage to your property and possessions. Building coverage and contents coverage are typically purchased separately and have separate deductibles.

Building coverage typically includes:

• The insured building and its foundation
• Electrical and plumbing systems
• Central air conditioning equipment, furnaces, and water heaters
• Refrigerators, cooking stoves, and built-in appliances
• Permanently installed carpeting over unfinished flooring
• Permanently installed paneling, wallboard, bookcases, and cabinets
• Window blinds
• Detached garages
• Debris removal

Contents coverage typically includes:

• Clothing, furniture, and electronic equipment
• Curtains
• Portable and window air conditioners
• Portable microwave ovens and portable dishwashers
• Carpets that are not included in building coverage
• Clothes washers and dryer
• Food freezers and the food in them
• Certain valuable items such as original artwork and furs, up to $2,500

If you do not purchase contents coverage, your flood-damaged personal property will not be covered. 

Keep in mind that on September 28, 2020, South Carolina Governor Henry McMaster signed the SC Private Flood Insurance Act, which took effect on November 28, 2020. It is designed to create new flood insurance coverage options for residents of South Carolina by allowing private insurers to test new flood insurance products in the market and give consumers additional options for flood insurance coverage.

Ask your independent insurance agent about the latest developments in flood insurance legislation options in South Carolina and additional options that might be available in your community.

What Doesn't Flood Insurance Cover in South Carolina?

Not everything is covered by flood insurance in South Carolina. Certain items or types of water damage are not covered by flood insurance, including:

In addition to these exclusions, coverage for basements and areas below the lowest elevated floor is limited. These exclusions may apply to basements, crawl spaces, walkout basements, and enclosed areas under certain types of elevated buildings.

You will need to talk with your independent insurance agent about the specifics of your basement coverage. It may depend on the date of construction and where your home is located.

Be aware that damage caused by wind-driven rain is not covered by flood insurance. When rain enters through a wind-damaged window or door, or some other part of your home that is damaged, the NFIP considers any resulting water damage to be caused by a windstorm, not caused by a flood.

In most cases, the cause of the flooding will help determine whether your flood insurance policy will cover you. In cases of sewer backup, if the sewer backup is the direct result of flooding, you’ll be covered by flood insurance. If the backup is caused by some other problem, flood insurance will not cover you.

Does Renters Insurance Cover Floods in South Carolina?

Renters insurance in South Carolina provides financial protection for the loss or destruction of possessions when you rent a house or an apartment. Renters insurance covers your possessions if they are damaged by fire, smoke, lightning, vandalism, theft, explosions, windstorms, and water damage not related to flooding.

It’s important to understand that renters insurance in South Carolina does not cover damage caused by floods.

South Carolina renters who want financial protection from flood damage must purchase flood insurance from the National Flood Insurance Program.

Can Renters Get Flood Insurance in South Carolina?

Congress created the NFIP in 1968 to help provide a way for property owners to financially protect themselves from flood damage. Flood insurance in South Carolina is available to homeowners, renters, condo owners, and business owners.

Flood insurance for South Carolina renters protects their personal possessions in the event of a flood. Your coverage won’t cover any damage to your actual building. It’s your landlord’s responsibility to purchase building flood insurance.

Renters in South Carolina can purchase up to $100,000 in contents-only coverage for their belongings. It covers your furniture, clothes, televisions, computers, rugs, and electronic equipment. It also covers the following if they are your belongings and not provided by your landlord:

• Curtains
• Washer and dryer
• Portable and window air conditioners
• Microwave oven
• Valuable items such as original artwork and furs (up to $2,500)
• Food freezers and the food in them

How a South Carolina Independent Insurance Agent Can Help

Flood insurance can only be purchased from your insurance agent, not directly from the federal government. When you apply for a policy from the NFIP, there will be a 30-day waiting period after you have completed the application and made the first premium payment for the policy to become effective.

Your independent South Carolina insurance agent can help you learn about whether you live on a flood plain or in a high-risk zone, and can get you quotes for flood insurance in your South Carolina community.