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South Carolina Wind and Hail Underwriting Association (SC Wind)

Checked against official sources · Last reviewed October 13, 2026

What SC Wind is

This page is an independent guide. It is not run by SC Wind or by the South Carolina Department of Insurance (SCDOI), and we can't look up or change your policy.

The General Assembly authorized SC Wind in 1971. The law says it "shall function as a residual market mechanism to provide wind and hail insurance for residential and commercial property to applicants who are unable to procure this insurance in the coastal area." A residual market is a pool of last resort set up by the state for people the regular market won't cover.

- It is an unincorporated association. With narrow exceptions, every private insurer licensed to write property insurance across the state must be a member. - SCDOI says it "is not a part of the SCDOI." A 17-member board and an executive director run it. SCDOI regulates its rates, forms and plan of operation. - If storm losses are bigger than the pool's money and reinsurance, the member insurers are assessed for the difference based on their market share.

South Carolina has no separate statewide FAIR plan. See our South Carolina page for the state's other options, and our FAIR plan guide for how other states handle this. [1][2]

Where it writes: the coastal area

SC Wind covers property only in its "coastal area." The law defines the original area (for example, parts of Beaufort and Colleton counties east of the west bank of the Intracoastal Waterway, parts of Horry County east of U.S. 17 or Bypass 17, and named Charleston County islands such as Kiawah, Seabrook, Folly and Edisto).

SCDOI expanded the area in 2007, and the director has renewed that expansion ever since. The latest renewal, Order 2025-02, keeps the expanded territory in effect until March 28, 2027.

SC Wind divides its territory into two zones. In Beaufort, Charleston and Colleton counties, SCDOI says Zone 1 "consist[s] of barrier islands." At the end of 2025, SC Wind had policies in Beaufort, Charleston, Colleton, Georgetown and Horry counties.

Property lines can be close calls. Ask your agent, or check with SC Wind, whether your address is inside the territory. [1][2]

Who is eligible

Under state law:

- Anyone with an "insurable interest" in insurable property in the coastal area may apply. That includes "any lawful and substantial economic interest in the safety or preservation of property from loss." - The property must be "in an insurable condition as determined by reasonable underwriting standards." SCDOI notes that "proper maintenance of the property one is seeking to insure is one of the criteria required for coverage." - Farm property, manufacturing property and highway-licensed motor vehicles aren't covered. - A structure begun on or after Sept. 15, 1971, must have been built in substantial compliance with the building code, and it must meet construction and zoning rules under the federal flood insurance program. Otherwise it "is not an insurable risk." - SC Wind won't issue a policy if you owe unpaid premium for prior insurance on the property.

Do you have to be turned down first? The law describes the pool as serving applicants "unable to procure" wind and hail coverage. SCDOI's advice is to "shop around and try to secure coverage through a standard insurer before going to the wind pool." SC Wind's November 2025 manual says coverage is for applicants "who have been unable to obtain wind and hail insurance in the private insurance market place," and it encourages agents to look in the private market first. The manual doesn't list a written declination letter among its application rules, but your agent will know what SC Wind asks for. [1][10][12]

What it covers and what it doesn't

- Covered: direct loss to property from wind and hail, as defined in SC Wind's approved policy forms. At your request, the policy can also cover actual loss of business income, additional living expense, or fair rental value loss. - Not covered: everything else. In the wind pool territory, an insurer may leave wind out of your homeowners policy. If it does, SCDOI says "the consumer will have a wind insurance policy with the SCWHUA and a separate insurance policy with a voluntary insurer for all other property perils." - Not covered: flood. SCDOI says "flood coverage is not included in standard homeowners policies." SC Wind says flood insurance is not required to get a policy, but "it is required for the replacement cost coverage for primary, single family dwellings." For flood insurance, see our sister site FloodHawk.

Actual cash value unless you add replacement cost. SC Wind's manual says its policies "are actual cash value contracts," and it defines actual cash value as replacement cost minus depreciation. A replacement cost endorsement is available only for single-family, owner-occupied primary homes built in or after 1950, insured to 100% of replacement cost, and a flood policy written through the National Flood Insurance Program (directly or through a Write-Your-Own insurer) "must be in effect at time of loss." Replacement cost isn't available for contents.

Limits. SC Wind's Q&A gives maximum limits of $1,300,000 for dwellings, mobile homes, townhouses and condo unit owners, and $2.5 million for commercial property. The maximum is per location and "including building, contents, indirect loss coverage, and increased cost of construction coverage." Its July 2025 presentation to a South Carolina House committee gave the same figures. SC Wind's manual lists restrictions, so confirm your limit with your agent.

Deductibles. SC Wind says "a 2% deductible is standard for Zone 2 properties, and a 3% deductible is standard for Zone 1 properties." Higher deductibles are available for a premium credit. Deductibles apply separately to the building and to contents, and the deductible is based on policy limits. On personal policies the manual adds that a 1% deductible applies to storms that aren't named storms.

Waiting period. New coverage starts after a 15-day waiting period, which begins once SC Wind has the "properly completed signed and dated application, photos, and full payment of premium." The manual sets the start at 12:01 a.m. on the 16th day after the online application. One exception: when you buy a home with a new mortgage, SC Wind can issue a binder with coverage starting the next day.

Buying more. By law, "excess insurance is not permitted until the maximum available under the plan has been purchased."

Insurance to value. SCDOI says that since Oct. 1, 2022, SC Wind has required "a replacement cost estimator be completed if the property limits have not changed in several years."

Check your declarations page for your deductible. Our hurricane deductible guide explains how percentage deductibles work. [1][2][8][9][12]

How to apply

1. Talk to a licensed agent or broker. The law says "the application must be made on behalf of the applicant by a licensed broker or agent authorized by him." SCDOI says: "You may contact any licensed insurance agent or broker." If you need an agent, SCDOI's free Insurance Locator can send you a list. 2. Inspection. You're entitled to apply "for coverage and for an inspection of the property." Inspection reports must be made available to applicants and agents. 3. Policy. If SC Wind finds the property insurable and you owe no unpaid premium on it, it issues a policy "for a term of at least one year" once it receives the premium (or the part the plan of operation requires). 4. If you're denied or there's no answer. If SC Wind denies your application, or doesn't act on it within the plan's time limit, you may appeal to the Director of Insurance. The director can order SC Wind to issue the policy.

Appeal deadlines. If you're insured by SC Wind and disagree with a decision on "rates, classification of risks, assessments, voluntary credits, cancellation or termination of policies, or underwriting," you appeal to the director within 60 days. Other decisions: within 30 days. [1][6][10]

Paying, policy changes and claims

We aren't SC Wind and can't take payments or claims. SC Wind works through agents, so start with the agent who placed your policy.

- Claims: SC Wind's website says "to report a claim, contact your insurance agent." If your agent is unavailable, call its claims call center at 1-800-236-1873. SCDOI reports that "All examining is currently handled by SCWHUA staff." - Paying: "All policies must be paid in full prior to coverage going into effect," and payments are debited from the agent's bank account through SC Wind's ePay system. In practice you pay through your agent. There is an $8 policy fee each policy period. - Renewing: SC Wind does not renew policies automatically. It says "the broker must request that the policy be rewritten and submit the full payment of premium each year with an online application." Its manual says SC Wind mails a reminder letter about 60 days before the policy ends. If the rewrite comes in more than seven days after expiration, the new policy starts only on the 16th day after it's submitted, so start with your agent early. - SC Wind's office: 803-779-8373, 240 Stoneridge Dr., Ste 101, Columbia, SC 29210.

For a complaint about how SC Wind or an insurer handled you, contact SCDOI (see Help below). [2][3][5][8][12]

Rates and recent changes

SC Wind is not meant to be cheap. The law says it "is not intended to offer rates competitive with the admitted market," and its rates "must be adequate and established at a level that permits the association to operate as a self-sustaining mechanism." SCDOI's FAQ puts it plainly: "Its rates will be higher than the standard market, but may be lower than some excess and surplus lines companies."

- 2026 rates: SCDOI's report says SC Wind filed in 2025 for a 7.5% increase on dwelling policies and 25% on mobile home policies, and SCDOI approved the filing. SC Wind's own Bulletin 25-02 (Oct. 27, 2025) describes the approved change as an 8.0% base rate increase on dwelling policies and 25.6% on mobile home policies. Both say the new rates took effect Feb. 1, 2026, for new and rewritten policies. The increase before that was June 1, 2024. - Zones: The law allows "multiple-tiered rates within the coastal area territory that reflect the relative risks of the properties located within a particular tier." - Reinsurance: SCDOI says SC Wind "attempts to purchase reinsurance to at least the 1-in-250-year event number," which limits assessments on member insurers. - Assessments: Over its assessment history since 1973, SC Wind shows a net loss of $81,259,240. Leaving out the $84,018,701 special assessment for Hurricane Hugo in 1989, SCDOI says the result is "slightly positive." For Hurricane Matthew in 2016, the ultimate loss was $26.3 million, and member insurers paid $10 million of it. [1][2][3][10][11]

How big SC Wind is

SCDOI's 2025 coastal market report (Jan. 31, 2026), using SC Wind data:

The pool lost 994 policies in 2025, a 6% drop. Condo associations have been leaving: SC Wind covered 70 condo associations at the start of 2024 and seven by Aug. 1, 2025. [2]

Getting back to the regular market

SCDOI reports that SC Wind insured about 8% of dwellings in its territory: "92% of the dwelling owners found insurance coverage within the admitted market." It also says SC Wind "continues to see many weeks when the mid-term cancellations at the insured's request exceed new business submissions."

Ways to look for a regular (admitted) policy:

- Shop with more than one agent. SCDOI's FAQ says "You do not have to be in the wind pool if you can secure the insurance coverage you desire elsewhere." - Use the Insurance Locator. SCDOI sends you a list of participating agents and companies in your area. Call 803-737-6180. - Strengthen the house. In the coastal and seacoast areas, insurers' wind rating plans must include discounts or credits for things like storm shutters, roof tie-downs and construction standards. Coastal homeowners may qualify for an SC Safe Home grant; see our South Carolina page and our FORTIFIED Roof guide. [2][6][10][13]

Help

- Your policy, a payment or a claim: your agent first. SC Wind's claims call center, if your agent is unavailable: 1-800-236-1873. SC Wind's office: 803-779-8373 (website). - Complaints and questions about the rules: SCDOI Office of Consumer Services, 803-737-6180 or toll-free 1-800-768-3467. File a complaint at doi.sc.gov. - Appeals of an SC Wind decision: to the Director of Insurance, within 60 days for rates, cancellation or underwriting decisions. [1][3][5][7][14]

Questions people ask