Does Insurance Cover Roof Leaks in South Carolina? Complete Guide (2026)

South Carolina homeowners insurance policies cover roof leaks caused by sudden and accidental events -- what insurance companies call "covered perils." If the leak results from something unexpected that damages your otherwise sound roof, your policy will generally pay for both the roof repair and any interior damage the leak caused.

Covered Perils That Cause Roof Leaks in SC

• Wind damage: High winds that lift, crack, or tear shingles, exposing the underlayment or decking to water. This is the most common covered cause of roof leaks on the Grand Strand. Tropical storms, nor'easters, and severe thunderstorms all produce wind speeds that damage roofs.
• Hail damage: Hailstones that fracture shingles, break the granule surface, or create impact points where water can penetrate. SC averages 2 to 4 significant hail events per year in the coastal region.
• Fallen trees and debris: A tree branch or entire tree falling on your roof during a storm. The weight and impact create immediate structural damage that allows water in.
• Lightning strikes: Direct strikes can crack decking, melt flashing, and create penetration points. Less common but fully covered when it happens.
• Weight of ice and snow: Rare in Myrtle Beach but covered when it occurs. The January 2018 ice event caused some roof damage along the Grand Strand.
• Fire damage: Fire that compromises roof structure. Covered regardless of cause (unless arson by the homeowner).
• Vandalism: Intentional damage to your roof by others.

The key principle is sudden and accidental. If you can point to a specific event on a specific date that caused the damage leading to the leak, you likely have a covered claim. If the leak developed gradually over months or years, it almost certainly is not covered.

Insurance companies deny more roof leak claims than they approve in South Carolina. Understanding what is excluded from coverage prevents you from filing a claim that will be denied -- which goes on your claims history and can increase your premiums even though you received no payout.

Exclusions and Non-Covered Causes

• Wear and tear: Your roof is a consumable product with a finite lifespan. As shingles age, they lose granules, become brittle, and eventually fail. Leaks from normal aging are maintenance issues, not insurable events. This is the number one reason roof leak claims get denied in SC.
• Lack of maintenance: If your insurer determines that the leak resulted from neglected maintenance -- clogged gutters that caused water backup, missing flashing that was never repaired, or deteriorated sealant around pipe boots -- the claim will be denied. SC insurers increasingly send inspectors to verify roof condition before issuing or renewing policies.
• Gradual deterioration: A leak that started as a small drip months ago and worsened over time suggests a pre-existing condition, not a sudden event. If the interior damage shows evidence of long-term water exposure (mold growth, rotted wood, staining across multiple areas), the adjuster will flag it as gradual.
• Flood damage: This is critical for coastal SC homeowners. Standard homeowners insurance does not cover flood damage. If rising water from a storm surge, heavy rain, or overflowing rivers pushes water into your home through the roof or any other point of entry, your homeowners policy will not pay. You need a separate National Flood Insurance Program (NFIP) policy or private flood insurance. The distinction between wind-driven rain (covered by homeowners) and flood (not covered) is one of the most disputed issues in SC coastal claims.
• Improper installation: If the roof was installed incorrectly and the leak results from workmanship defects, your homeowners insurance will deny the claim. The recourse is against the roofing contractor's workmanship warranty or through legal action.
• Cosmetic damage: Some SC policies include a "cosmetic damage exclusion" that denies claims for hail damage that dents shingles but does not affect their waterproofing function. If the shingles are dented but not cracked or punctured, the insurer may argue the damage is cosmetic and does not warrant repair.
• Pest damage: Leaks caused by animals (raccoons, squirrels, woodpeckers) creating holes in your roof are generally not covered by standard policies.

This is the single most important section of this guide for coastal SC homeowners, and it is information that no national insurance guide covers. South Carolina allows insurers to apply a separate, higher deductible for damage caused by named storms -- hurricanes and tropical storms that receive an official name from the National Hurricane Center.

How Named Storm Deductibles Work in SC

Instead of a fixed dollar amount (like your standard all-perils deductible), named storm deductibles in South Carolina are calculated as a percentage of your home's insured value (also called the dwelling coverage amount on your declarations page). SC law allows insurers to set named storm deductibles at 1%, 2%, 5%, or even higher percentages.

Here is what that looks like in practice for a typical Myrtle Beach home:

The same roof damage that costs you a modest flat deductible during a regular thunderstorm could cost you many times that amount if it happens during a named hurricane. The exact same shingle damage, the exact same leak -- the only difference is whether the National Hurricane Center gave the storm a name.

For a deep explanation of how these two deductibles work side by side, read our complete guide to all-perils vs. named storm deductibles in SC.

When the Named Storm Deductible Applies

SC Insurance Regulation 69-16 specifies that the named storm deductible applies when a hurricane watch or warning has been issued by the National Weather Service for any part of South Carolina. The deductible activates when the watch/warning is issued and typically remains in effect for a defined period after the storm passes (often 72 hours after the watch/warning is lifted).

This means if your roof sustains damage during the window when a named storm watch or warning is active for SC -- even if the storm does not make direct landfall in your area -- your higher named storm deductible applies rather than your standard all-perils deductible.

How to Reduce Your Named Storm Deductible

• Request a lower percentage: Some insurers offer 1% or 2% named storm deductibles, though premiums will be higher.
• Wind mitigation improvements: Upgrading to impact-rated shingles (Class 4), adding hurricane straps, or installing a secondary water barrier can qualify you for deductible reductions.
• Shop your policy: Named storm deductible percentages vary significantly between insurers. Getting quotes from multiple carriers can reveal substantial differences.

After every major storm on the Grand Strand, the biggest insurance disputes center on a single question: was the damage caused by wind or by flood? The answer determines which policy pays, and the financial difference for homeowners is enormous.

Wind Damage (Covered by Homeowners Insurance)

Wind-driven rain that enters your home through a hole, crack, or opening in the roof created by wind is covered by your standard homeowners policy. The sequence matters: wind damages the roof first, then rain enters through the wind-created opening. This is the most common type of covered storm damage for roof leaks in Myrtle Beach.

Examples of covered wind-driven rain damage:

• Hurricane winds lift shingles, exposing underlayment, and rain leaks through
• A wind-blown tree branch punctures the roof deck, creating a leak path
• High winds tear off ridge cap shingles, allowing rain into the attic
• Wind separates flashing from the roof surface around dormers or chimneys

Flood Damage (Requires Separate Flood Policy)

Flood damage is water that reaches your home from ground level up -- storm surge, rising rivers, overflowing drainage systems, or accumulated surface water. Even if storm surge pushes water through your roof (rare but possible with extreme surge), it is classified as flood damage and excluded from your homeowners policy.

This matters enormously for coastal SC homeowners because:

• Many Myrtle Beach properties are in FEMA flood zones -- If your home is in a Special Flood Hazard Area (SFHA), your mortgage lender requires a flood policy, but coverage limits may be insufficient.
• The NFIP maximum dwelling coverage is capped -- National Flood Insurance Program policies have coverage limits that may not fully cover your home's replacement cost.
• There is a 30-day waiting period for new flood policies -- You cannot buy flood insurance after a storm is forecast and expect coverage. The standard waiting period is 30 days from purchase.

The Gray Area: Wind-Driven Rain vs. Flood

After hurricanes, the line between wind damage and flood damage becomes hotly contested. Your homeowners insurer may argue that water entered through flood (not covered), while your flood insurer argues it entered through wind damage (not their responsibility). This "concurrent causation" dispute leaves homeowners caught between two insurers pointing fingers at each other.

South Carolina's "anti-concurrent causation" clause, found in most SC homeowners policies, states that if both a covered peril (wind) and an excluded peril (flood) contribute to the same damage, the insurer can deny the entire claim. This makes proper documentation of the damage cause essential.

How much your insurance actually pays for a covered roof leak depends on whether your policy uses Actual Cash Value (ACV) or Replacement Cost Value (RCV) for your roof. This distinction can mean the difference between a payout that covers your repair and one that covers a fraction of it.

Replacement Cost Value (RCV)

An RCV policy pays to repair or replace your roof at current material and labor prices without deducting for age or depreciation. If a storm damages your 12-year-old roof, an RCV policy pays the full cost to repair it with equivalent new materials. This is the better policy type for homeowners, and it is what you should carry if possible.

RCV claims typically work in two phases:

1. Initial payment: The insurer pays the ACV amount first (replacement cost minus depreciation)
2. Supplement (recoverable depreciation): After you complete the repair, you submit proof of completion and the insurer pays the remaining depreciation amount

Actual Cash Value (ACV)

An ACV policy pays the depreciated value of your roof at the time of the loss. The insurer calculates what your roof was worth considering its age and condition, not what it costs to replace. For an older roof, this can result in a payout that is drastically less than the actual repair cost.

ACV policies are becoming more common in coastal SC as insurers try to limit their exposure. Some policies provide RCV coverage for the home structure but switch to ACV specifically for the roof once it reaches a certain age (often 10 to 15 years). Read the roof-specific language in your policy carefully.

SC-Specific Roof Age Issues

In South Carolina, many insurers now require a roof inspection before issuing or renewing a policy if the roof is over a certain age. If the inspection reveals issues, the insurer may:

• Switch your roof coverage from RCV to ACV
• Exclude wind/hail damage from the policy
• Require roof replacement before renewing coverage
• Non-renew the policy entirely

This trend is accelerating along the SC coast. If your roof is over 15 years old, check your current policy's roof coverage terms before a leak occurs -- not after. For more on the ACV vs. RCV distinction, see our complete guide to actual cash value vs. replacement cost for roofing.

If you live in coastal South Carolina and have had trouble finding affordable homeowners insurance -- or any wind/hail coverage at all -- you need to know about the South Carolina Wind and Hail Underwriting Association (SCWHUA).

What Is the SCWHUA?

The SCWHUA is South Carolina's insurer of last resort for wind and hail damage coverage. It was created by the SC legislature to provide wind and hail insurance to property owners in designated coastal areas who cannot find coverage in the private market. The SCWHUA covers properties within the "wind pool" territory, which includes much of Horry County (including Myrtle Beach, North Myrtle Beach, Surfside Beach, and Garden City), Georgetown County, Charleston County, Beaufort County, and other coastal areas.

How SCWHUA Coverage Works

• Wind and hail only: SCWHUA policies cover only wind and hail damage. You still need a separate homeowners policy for all other perils (fire, theft, liability, etc.). Your standard homeowners policy will exclude wind/hail, and the SCWHUA policy fills that gap.
• Must be rejected first: You must demonstrate that you have been unable to obtain wind/hail coverage from the private market. Typically, your insurance agent documents the rejections from private carriers as part of the SCWHUA application.
• Premiums may be higher: SCWHUA rates are often (but not always) higher than private market rates. However, for properties that cannot get private coverage at all, the SCWHUA provides essential protection.
• Deductibles: SCWHUA policies carry their own deductibles, including percentage-based hurricane deductibles similar to private market policies.

Why This Matters for Roof Leak Claims

If your roof leak is caused by wind or hail and your homeowners policy excludes those perils, your SCWHUA policy is the one that pays the claim. You need to understand which policy covers which peril and file with the correct insurer. Filing a wind damage claim with your homeowners insurer when wind is excluded from your policy (and covered by SCWHUA) will result in a denial.

Many coastal SC homeowners carry three separate policies: homeowners (all perils except wind/hail), SCWHUA (wind/hail), and NFIP flood insurance. After a hurricane, all three may need to be filed depending on the damage types. Keeping your policy documents organized and knowing which carrier covers which peril is essential.

The actions you take in the first 24 to 48 hours after discovering a roof leak can determine whether your insurance claim succeeds or fails. Here is the step-by-step process that protects both your home and your claim.

Step 1: Mitigate Further Damage (Required by Your Policy)

Your SC homeowners policy includes a duty to mitigate clause. This means you are legally obligated to take reasonable steps to prevent additional damage. If you discover a leak and do nothing while water continues to pour in for days, the insurer can reduce or deny your claim for the additional damage that your inaction caused.

• Place buckets or containers under active drips
• Move furniture and valuables away from the affected area
• If safe to do so, place a tarp over the damaged area of the roof (or have a professional do this)
• Turn off electricity to any rooms where water is contacting electrical fixtures

Step 2: Document Everything Before Cleanup

Before you clean up a single drop of water, photograph and video everything. This is the evidence that supports your claim.

• Photograph the interior damage: water stains, wet ceiling/walls, damaged flooring, affected belongings
• Video the active leak if it is still dripping
• Photograph the roof exterior from ground level (do not climb on a wet roof)
• Note the date, time, and weather conditions
• If storm damage is the cause, save weather reports and any severe weather alerts for your area

For detailed guidance on what adjusters look for, read our guide to documenting roof damage for insurance claims.

Step 3: Call Your Insurance Company

Report the damage to your insurer as soon as possible. In South Carolina, there is no statutory deadline for filing a property damage claim, but most policies require "prompt notice" of a loss. Waiting weeks or months to report can give the insurer grounds to question the timeline and potentially deny the claim.

• Have your policy number ready
• Describe the damage factually -- do not speculate about causes
• Ask what your deductible is for this type of loss (standard all-perils vs. named storm)
• Get a claim number and the name of your assigned adjuster
• Ask about the timeline for adjuster inspection

Step 4: Get an Independent Roof Inspection

Before the insurance adjuster arrives, get your own professional roof inspection. This is not about being adversarial -- it is about having an independent assessment of the damage that you control.

• A reputable roofer will inspect the damage and provide a written report
• The report should include photographs, measurements, and a description of the damage cause
• This documentation gives you a baseline to compare against the adjuster's findings
• If the adjuster's estimate is significantly lower, your independent report provides evidence for a supplement request

For guidance on what a roof insurance inspection involves, read our roof inspection for insurance claims guide.

Step 5: Be Present for the Adjuster Inspection

• Schedule a time when you (or your roofing contractor) can be present
• Walk the adjuster through all damage areas -- interior and exterior
• Share your photos and documentation
• Ask questions about anything you do not understand in their assessment
• Request a copy of the adjuster's report and scope of loss

South Carolina has specific rules and timelines that affect roof leak insurance claims. Missing these deadlines or violating these rules can cost you your entire claim.

Prompt Notice Requirement

While SC does not set a specific number of days to file a property claim, your policy requires "prompt notice" of a loss. The SC Department of Insurance generally considers notification within 60 days of the loss to be reasonable for property damage, though sooner is always better. After a hurricane, the DOI may issue guidance extending this window due to widespread damage and communication disruptions.

Statute of Limitations for Insurance Disputes

If your claim is denied or you dispute the payout amount, South Carolina's statute of limitations for breach of contract (which includes insurance disputes) is three years from the date of loss under SC Code Section 15-3-530. After three years, you lose the right to pursue legal action against your insurer.

SC Department of Insurance Post-Disaster Claims Guide

After major storms, the SC Department of Insurance publishes a post-disaster claims guide that includes:

• Extended filing deadlines if applicable
• Emergency contact information for insurers
• Consumer complaint procedures
• Information about temporary housing coverage
• Guidance on avoiding storm-chasing contractor scams

The SC DOI consumer assistance line is available for homeowners who have questions about their coverage or need help resolving disputes with their insurer.

SC Unfair Claims Settlement Practices Act

SC Code Section 38-59-20 prohibits insurers from engaging in unfair claims practices, including:

• Failing to acknowledge and act reasonably promptly on claim communications
• Failing to adopt reasonable standards for prompt investigation of claims
• Refusing to pay claims without conducting a reasonable investigation
• Not attempting in good faith to effectuate prompt, fair, and equitable settlements when liability is reasonably clear
• Compelling policyholders to institute litigation to recover amounts due by offering substantially less than amounts ultimately recovered

If your insurer violates any of these provisions, you can file a complaint with the SC Department of Insurance. Persistent violations can result in regulatory action against the insurer.

Understanding why claims get denied helps you avoid the most common pitfalls. Here are the denial reasons I see most frequently among Myrtle Beach homeowners.

1. Pre-Existing Damage

The adjuster finds evidence that the roof was already damaged or deteriorating before the claimed event. This is why roof condition matters -- if your roof was in poor shape before a storm, the insurer will argue the storm did not cause the leak; it just exposed a pre-existing problem.

2. Maintenance Neglect

Evidence of long-term neglect -- moss/algae growth, clogged gutters overflowing onto fascia, missing shingles that were never repaired, deteriorated pipe boot seals -- gives the insurer ammunition to deny. Regular maintenance documentation (receipts from gutter cleanings, annual inspections) can counter this argument.

3. Roof Age Exceeds Policy Limits

Many SC policies now include roof age schedules that reduce coverage as the roof ages. A roof over 20 years old may only be covered at ACV (depreciated value), and some policies exclude roof coverage entirely after a certain age. Check your declarations page for any roof-specific exclusions or limitations.

4. Filing with the Wrong Carrier

As discussed in the SCWHUA section, coastal SC homeowners with split coverage (homeowners + SCWHUA + flood) must file with the correct carrier for the peril that caused the damage. Filing a wind claim with your homeowners insurer when wind is excluded from your policy results in an automatic denial.

5. Late Reporting

Waiting too long to report the damage -- especially if the delay allows additional damage to occur -- gives the insurer grounds to reduce or deny the claim. Report promptly, even if you are not sure the damage warrants a claim.

6. Insufficient Documentation

Claims filed without adequate photographs, without a professional inspection report, or without evidence linking the damage to a specific event are easier for adjusters to deny or underpay. The more documentation you provide, the harder it is to deny a legitimate claim.

7. Cosmetic Damage Exclusion

If your policy includes a cosmetic damage exclusion and the adjuster determines the hail damage is cosmetic (dents without functional impairment), the claim will be denied even though the damage is real and visible. Review your policy for this exclusion before you need to file.

A denial is not the end of the road. Many denied roof leak claims in SC are successfully overturned on appeal, especially when the homeowner has proper documentation and understands the process.

Step 1: Get the Denial in Writing

Request a written explanation of the denial that specifies exactly which policy provision the insurer is relying on to deny the claim. You are entitled to this under SC law. Without knowing the specific reason, you cannot effectively appeal.

Step 2: Get an Independent Inspection

If you did not already have one, hire a reputable roofing contractor to inspect the damage and provide a detailed written report. The report should specifically address the insurer's reason for denial. If the insurer says the damage is from wear and tear, your roofer's report should document evidence of sudden storm damage (impact marks, directional damage patterns, fresh fractures in shingles).

Step 3: Submit a Formal Appeal

Write a formal appeal letter to your insurer that includes:

• Your policy number and claim number
• A statement disputing the denial with specific reasons
• Your independent inspection report and photographs
• Weather data from the National Weather Service showing the storm event
• Any additional evidence supporting your claim (neighbor damage, news reports)

Step 4: Request a Re-inspection

Ask the insurer to send a different adjuster for a re-inspection. The original adjuster may have missed damage or mischaracterized the cause. A fresh set of eyes, especially when your roofing contractor can be present to point out specific damage, often changes the outcome.

Step 5: File a Complaint with the SC Department of Insurance

If the internal appeal fails, file a formal complaint with the SC DOI. The department will review the claim and can intervene if the insurer's denial violates SC insurance regulations. The DOI complaint process is free and has resulted in many overturned denials across the state.

Step 6: Consider Appraisal or Legal Action

Most SC homeowners policies include an appraisal clause that allows you to invoke a formal appraisal process when you and the insurer disagree on the value of a covered loss. Each side hires an appraiser, and if they cannot agree, an umpire makes the final determination. This is often faster and less expensive than litigation.

If the dispute involves a denial (not just a disagreement over amount), you may need to consult an attorney who specializes in SC insurance claims. Many work on contingency, meaning they only get paid if you win.

For a detailed walkthrough of the denial appeals process, read our guide to what to do when your roof insurance claim is denied.

A thorough documentation package from your roofing contractor is often the difference between a paid claim and a denied one. Here is what a professional roof inspection report should include for an SC insurance claim.

Essential Documentation

• Dated photographs of all damage: Roof surface, close-ups of damaged shingles/flashing, interior water damage, and wide-angle context shots showing the overall roof
• Damage cause assessment: A professional opinion on what caused the damage -- wind, hail, fallen debris, or another covered peril. This should reference specific observable evidence (directional damage patterns, impact marks, fresh vs. weathered damage).
• Measurement and scope: Total roof area, area of damage, number of affected shingles or squares, linear feet of damaged flashing or guttering
• Written repair estimate: Detailed line-item estimate using industry-standard pricing (Xactimate or equivalent) that matches the format insurance adjusters use
• Material specifications: Current shingle type, manufacturer, color, and recommended replacement product
• Code compliance notes: Any repairs that must meet current SC building code requirements, which may exceed the original installation specifications

What Strengthens Your Claim

• Before-and-after photos: If you had a roof inspection before the storm, those photos establish baseline condition and prove the damage is new
• Maintenance records: Receipts from previous repairs, gutter cleanings, or inspections show the insurer you maintained the roof
• Weather data: National Weather Service records showing wind speeds, hail reports, and storm warnings for your area on the date of loss
• Neighbor documentation: If neighbors had similar storm damage, this establishes the severity of the event and undermines any argument that your damage was pre-existing

Navigating a roof leak insurance claim in South Carolina is complicated, especially with named storm deductibles, split coverage between multiple carriers, and the wind-versus-flood disputes that follow every major storm. As a locally owned Myrtle Beach roofing company, WeatherShield Roofing helps Grand Strand homeowners through this process every week.

What We Do for Homeowners With Roof Leaks

• Free roof inspection: We inspect your roof at no cost and give you an honest assessment of whether the damage appears to be storm-related (potentially covered) or age-related (not covered). We do not encourage you to file claims that will likely be denied.
• Insurance-ready documentation: If the damage is storm-related, we provide a detailed report with photographs, measurements, damage cause assessment, and a repair estimate in the format insurance adjusters use.
• Adjuster meeting attendance: We can meet with your insurance adjuster on-site to walk through the damage and ensure nothing is overlooked. Adjusters handle dozens of claims at once and can miss damage without a professional to guide the inspection.
• Supplement filing: If the initial insurance estimate is too low to cover proper repairs, we file a supplement with documentation supporting the additional costs. We deal with this regularly and know what adjusters need to see.
• Quality repairs: Once the claim is approved, we perform the repairs using materials that meet or exceed SC building code and manufacturer installation requirements.

Our Commitment

WeatherShield Roofing has a 5.0-star rating with over 81 reviews from Grand Strand homeowners. We are locally owned and operated -- not a franchise, not backed by private equity, not a storm-chasing crew that will be gone next month. We have helped hundreds of Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, and Garden City homeowners navigate the insurance claim process, and we will be here long after the repair is complete.