Home Insurance in Goose Creek and Charleston, SC

Roof damage is one of the most common homeowners claims in South Carolina, and how your policy settles that claim matters as much as whether it covers it. Two policies can both "cover" a roof claim and result in very different payouts depending on the settlement terms written into your policy.

Replacement cost settlement pays to repair or replace your roof with materials of like kind and quality, without deducting for age or wear. Actual cash value settlement factors in depreciation, meaning an older roof may result in a significantly lower payout even for the same damage. Some carriers in the coastal South Carolina market have shifted to ACV-only roof settlement on policies in high-wind exposure areas. Others offer replacement cost as a standard or optional provision.

We review your roof settlement terms at every policy review, not just at purchase, so you understand what to expect before you ever need to file a claim. Coverage terms, conditions, and availability vary by carrier and policy. A licensed agent can walk you through the specific language in your policy.

Most homeowners in South Carolina, particularly in coastal markets like Goose Creek, Summerville, and the greater Charleston area, carry more than one deductible on their homeowners policy, and many don't realize it until they file a claim. Understanding your deductible structure before a loss occurs is one of the most important steps you can take as a Lowcountry homeowner.

All Other Perils (AOP): Your standard deductible typically applies to many covered losses under the policy. Common examples include fire and theft, though covered perils vary by policy form and carrier. This deductible is commonly a flat dollar amount, though terms vary.

Wind & Hail Deductible: A separate deductible that may apply specifically to wind and hail damage. In coastal South Carolina markets, this deductible is commonly percentage-based rather than a flat dollar figure, often in the range of 1–5% of your dwelling coverage amount. As an example, a home insured for $400,000 with a 2% wind deductible would carry an $8,000 , though actual amounts vary by policy, carrier, and coverage terms.

Named Storm / Hurricane Deductible: Some carriers writing in coastal South Carolina apply a third separate deductible when damage is associated with a named tropical storm or hurricane. The terms "named storm deductible" and "hurricane deductible" are sometimes used interchangeably but may carry different trigger definitions depending on the specific policy language. Whether this deductible applies is determined by the policy language and carrier guidelines, not simply by whether a storm made landfall.

Deductible structures, percentages, trigger definitions, and terms vary by carrier and are subject to policy conditions and limitations. We walk through your deductible structure with every client at purchase and at each renewal to help you understand your out-of-pocket exposure, and we always encourage clients to review their full policy documents, as the policy language controls in all cases. If you have questions about your current deductibles, call us at (843) 793-3168.

Not all homeowners policies are written the same way. The coverage form your policy is written on, and whether it settles losses on a replacement cost or , directly affects how much you receive when you file a claim.

Basic, Broad, and Special Forms: Homeowners policies are written on different coverage forms that define which losses are covered and how. A Special Form policy covers your dwelling on an open-perils basis, meaning all causes of loss are covered unless specifically excluded. Basic and Broad Form policies cover only . If the cause of loss isn't listed in the policy, it isn't covered. For personal property, even a Special Form policy typically defaults to named-perils coverage unless a broader endorsement is added. Coverage forms available and their terms vary by carrier.

Replacement Cost vs. Actual Cash Value on the Dwelling: A replacement cost policy pays to rebuild or repair your home at current construction costs, without deducting for depreciation. An actual cash value policy factors in the age and condition of materials, which can result in a meaningfully lower settlement on an older home. In a market where construction costs have risen sharply across the Charleston area, having your dwelling insured at current replacement cost, not purchase price or market value, is essential.

Coverage forms, settlement basis, terms, conditions, exclusions, and limitations are determined by the policy issued and vary by carrier. We review your policy form and settlement terms with every client to make sure your coverage reflects your home's actual replacement exposure.