How to Get Insurance to Pay for Roof Replacement in South Carolina (2026)

Before you file anything, you need to understand what your policy actually covers. Not every policy covers roof replacement, and even policies that do cover it may not pay what you expect. The three key variables are the cause of damage, the type of coverage, and the age of your roof.

Covered Causes of Damage (Perils)

Standard SC homeowners insurance (HO-3 policies) covers roof damage from:

• Wind and hurricanes: The most common claim trigger in Myrtle Beach. Wind lifts shingles, breaks seals, and exposes the underlayment. Hurricane-force winds can remove entire sections.
• Hail: SC's second most frequent cause of roof claims. Hail fractures shingles, dents metal, and cracks tiles. Even small hail (1 inch) can cause damage that is invisible from the ground.
• Fallen trees and limbs: Covered whether the tree is from your property or a neighbor's. For a complete walkthrough of what to do when a tree hits your home, read our tree fell on roof emergency guide.
• Fire and lightning: Full replacement is almost always covered.
• Weight of ice, snow, or sleet: Rare in Myrtle Beach but covered when it occurs.
• Sudden and accidental water damage: If a pipe bursts and damages the roof deck from inside, it is typically covered.

What Is NOT Covered

Insurance does not cover roof replacement for:

• Normal wear and tear: A 25-year-old roof that has simply reached the end of its lifespan is not covered, even if it is failing.
• Lack of maintenance: If the insurer can show the damage resulted from deferred maintenance (clogged gutters, missing caulk, neglected flashing), they can deny the claim.
• Flooding: Standard policies exclude flood damage entirely. You need a separate flood policy through the NFIP or a private carrier.
• Cosmetic damage: Some SC policies now include "cosmetic damage exclusions" that deny claims for hail damage that does not affect the roof's function. Read your policy carefully.
• Gradual deterioration: A slow leak that developed over months or years is almost always excluded.

Coverage Types: RCV vs. ACV

This is the single most important variable in how much money you receive. Replacement Cost Value (RCV) pays the full cost to replace your roof with materials of similar kind and quality, with no deduction for age or wear. Actual Cash Value (ACV) pays the replacement cost minus depreciation based on your roof's age. On a 15-year-old roof, ACV might pay only 40 to 60 percent of what RCV would pay. For a deep breakdown, read our guide to the insurance coverage cliff at 10 to 15 years.

In South Carolina, many insurers have shifted roofs older than 10 to 15 years from RCV to ACV. If your roof is in that age range, check your declarations page before a storm hits so you know what to expect.

The biggest mistake homeowners make is filing a claim without reading their policy first. Once you file, the clock starts ticking, the claim goes on your record, and you cannot un-file it. Take 30 minutes to review these critical sections of your policy.

Your Declarations Page

This is the summary page that lists your coverage amounts, deductibles, and policy limits. Look for:

• Dwelling coverage amount (Coverage A): This is the maximum your insurer will pay for structural damage, including the roof.
• Deductible type and amount: You may have a flat-dollar deductible ($2,500, $5,000) or a percentage-based deductible (2%, 5% of dwelling coverage). SC coastal homeowners almost always have percentage-based hurricane deductibles.
• Named storm / hurricane deductible: A separate, typically much higher deductible that applies when damage is caused by a named storm. On a $350,000 home with a 2% hurricane deductible, you owe $7,000 out of pocket before insurance pays a dollar.
• Roof coverage type: Look for language about "replacement cost" or "actual cash value" for the roof specifically. Some policies cover the house at RCV but the roof at ACV.

Exclusions and Endorsements

Read the exclusions section carefully. In coastal SC, watch for:

• Cosmetic damage exclusion: Denies claims for hail dents that do not affect roof function.
• Wind/hail sublimit: Caps the payout for wind or hail damage below your full dwelling coverage amount.
• Matching endorsement (or lack thereof): Determines whether the insurer must pay to match replacement materials to existing materials on undamaged sections.
• Ordinance or law coverage: Pays for upgrades required by current building codes when replacing a roof originally built to older codes. SC building codes have changed significantly after recent hurricane seasons.

Filing Deadlines

South Carolina does not have a single statutory deadline for filing roof claims, but your policy almost certainly does. Most SC policies require you to:

• Report damage promptly -- typically within 60 to 90 days of discovery.
• File a proof of loss within the time specified in your policy (often 60 days after the insurer requests it).
• File a lawsuit within the statute of limitations if the claim is denied -- typically 3 years in SC for breach of contract.

After a major hurricane, the SC Department of Insurance sometimes issues emergency orders extending filing deadlines. Check doi.sc.gov after any named storm.

This is the step that separates homeowners who get full replacements from homeowners who get denied or underpaid. Never file a claim based on what you can see from the ground. You need a professional, independent roof inspection that documents every issue before the insurance adjuster arrives.

Why You Need Your Own Inspection

The insurance adjuster works for the insurance company. Their job is to assess damage, but their employer's financial interest is to minimize the payout. An independent inspection by a licensed roofing contractor gives you:

• A complete damage inventory: A thorough inspection covers every slope, every penetration, every flashing detail, ridge caps, valleys, pipe boots, vents, and the attic. Insurance adjusters often skip interior attic inspections.
• A baseline for comparison: When the adjuster's estimate arrives, you can compare it line by line against your contractor's findings.
• Photographic documentation: Time-stamped, geotagged photos of every damage point, taken before the adjuster visit.
• Professional credibility: An estimate from a licensed, insured SC roofing contractor carries weight when negotiating with the insurer.

What a Thorough Inspection Covers

For roof insurance claims in coastal SC, the inspection should evaluate:

• Every roof slope, not just the side visible from the street
• Shingle condition: lifted tabs, broken seal strips, missing granules, cracked or split shingles
• Flashing around chimneys, skylights, walls, and valleys
• Ridge caps, hip caps, and starter strips
• Pipe boots, vents, and roof penetrations
• Gutter and drip edge condition
• Attic space: water stains on decking, wet insulation, daylight showing through
• Signs of wind-driven rain penetration, which is extremely common in Myrtle Beach storms

For full details on what the inspection process involves, read our roof inspection for insurance claims guide.

Documentation is the foundation of every successful roof insurance claim. The more evidence you have, the harder it is for the insurer to deny or underpay. Start documenting before you even file the claim and do not stop until the final check clears.

Before Filing

• Photograph all visible damage from the ground, including damaged shingles, debris in the yard, downed limbs, and water stains inside the house. Use your phone's timestamp feature.
• Video walkthrough: Record a slow video walking around your home's exterior, narrating what you see. This captures the full scope that individual photos might miss.
• Save weather reports: Screenshot the National Weather Service alerts, hail reports, and wind speed data for your area on the date of the storm. The NWS Storm Events Database (ncdc.noaa.gov) provides official records.
• Collect your independent inspection report with photos, measurements, and a written assessment.
• Locate your roof records: Installation date, material type, contractor name, warranty information, and any previous repair records. If you had your roof installed or repaired recently, that documentation proves the damage is new, not preexisting.

During the Claim Process

• Log every communication: Date, time, who you spoke with, what was said, and the claim reference number. Follow phone calls with a confirmation email summarizing what was discussed.
• Keep all written correspondence: Letters, emails, and text messages from the insurer, adjuster, and your contractor.
• Photograph the adjuster's visit: Note how long they spent on the roof, which areas they inspected, and whether they accessed the attic.
• Save every version of every estimate: Your contractor's estimate, the adjuster's initial estimate, any revised estimates, and supplemental estimates.

After the Claim

• Photograph the completed work at every stage: tear-off, decking inspection, underlayment installation, shingle installation, and cleanup.
• Keep final invoices and receipts for the full replacement cost. If your policy is RCV, you need these to collect the recoverable depreciation holdback.
• Save your certificate of completion and any permits pulled for the work.

Filing a roof insurance claim is not just picking up the phone. When you file and how you describe the damage can affect the outcome. Here is how to approach it strategically.

Timing Matters

File promptly after discovering damage, but not before you have completed Steps 1 through 3. You want your independent inspection done and your documentation organized before the insurer assigns an adjuster. The goal is to be prepared, not reactive.

In SC, you generally want to file within 30 days of discovering the damage. After major hurricanes, the SC Department of Insurance may issue emergency orders extending deadlines, but do not rely on extensions -- file as soon as you are prepared.

How to Describe the Damage

When you call to file, be factual and specific:

• State the cause: "Wind damage from the storm on [date]" or "Hail damage from the storm on [date]." Use the specific peril, not general language.
• Describe what you observed: "Missing shingles on the north slope, lifted shingles on the east slope, water stains on the attic decking."
• Reference your inspection: "I had a licensed roofing contractor inspect the roof and they found damage consistent with [wind/hail] on all four slopes."
• Do NOT speculate on cost: Never give the insurer a dollar figure. Let the inspections determine the scope.
• Do NOT minimize the damage: Saying "it is probably nothing major" gives the insurer a reason to send a desk adjuster instead of a field adjuster.

Request a Field Adjuster

Increasingly, SC insurers send desk adjusters who estimate damage remotely using satellite imagery. Remote estimates consistently undervalue damage because they cannot detect lifted seal strips, granule loss, soft spots in decking, or interior water damage. When you file, specifically request that a field adjuster physically inspect your roof. If the insurer sends a desk adjuster first, you can request a re-inspection by a field adjuster after receiving the initial estimate.

Get Your Claim Number

Write down your claim number, the name of the representative who took your call, the date and time of the call, and the expected timeline for adjuster assignment. Ask for all of this in writing via email or through your online portal.

The adjuster visit is the single most important event in your claim. How you prepare for it can make the difference between a full replacement approval and a repair-only estimate.

Have Your Contractor Present

This is the strongest move you can make. Your roofing contractor should be on-site during the adjuster's inspection. They can:

• Point out damage the adjuster might miss, especially on slopes not visible from the ladder
• Explain how specific damage patterns (like wind creasing or hail fractures) are consistent with the reported storm
• Discuss repair vs. replacement thresholds and show where the damage exceeds repair feasibility
• Identify code upgrade requirements that need to be included in the estimate
• Ensure the adjuster inspects the attic and interior, not just the exterior surface

What to Have Ready

• Your independent inspection report and photos
• Your policy declarations page showing coverage type and deductibles
• Roof installation records (date, material, contractor)
• Weather data for the storm date (NWS reports, hail size, wind speeds)
• A copy of your roof maintenance records, if any
• A notepad to record the adjuster's observations during the inspection

During the Inspection

• Be present but professional. Do not argue during the inspection -- observe, take notes, and ask clarifying questions.
• Ask the adjuster to explain their process: Which areas they inspected, what they found, and what they plan to include in the estimate.
• Note the time spent: If the adjuster spent less than 30 minutes on a full residential roof, the inspection was likely incomplete.
• Ask about the attic: If the adjuster did not enter the attic, ask them to. Water stains on decking, wet insulation, and daylight penetration are critical evidence for replacement vs. repair.
• Request a copy of their field notes and photos before they leave.

After the adjuster's inspection, you will receive a written estimate. This is where most homeowners accept whatever number arrives and miss the opportunity to negotiate. The estimate is a starting point, not a final offer.

How to Read an Xactimate Estimate

Most SC insurers use Xactimate software to generate estimates. Understanding the line items gives you negotiating leverage:

• Scope of work: Does the estimate cover all damaged areas, or only some? Compare the adjuster's scope to your contractor's scope item by item.
• Material specifications: Is the estimate based on the correct shingle type, weight, and quality? A cheap 3-tab estimate for a home that needs architectural shingles will be significantly lower.
• Overhead and Profit (O&P): Look for lines labeled "Overhead" (typically 10%) and "Profit" (typically 10%). If these are missing, the estimate does not reflect what a licensed contractor actually charges.
• Code upgrades: If current SC building code requires different materials, ventilation, or ice-and-water shield than the original installation, these costs should be in the estimate.
• Matching: If the estimate replaces only damaged slopes, check whether it includes matching for undamaged slopes so your roof does not end up with mismatched materials.
• Waste factor: Xactimate should include a waste factor (typically 10 to 15 percent) for material cutting and fitting. Hip roofs and complex roof lines require higher waste factors.

Filing a Supplement

If the adjuster's estimate is lower than your contractor's estimate, you file a supplement -- a formal request for additional payment with supporting documentation. This is standard practice, not confrontational. Your supplement should include:

• A line-by-line comparison of the adjuster's estimate vs. your contractor's estimate
• Photos documenting damage the adjuster missed or underscoped
• An explanation for each additional line item (code upgrades, matching, O&P, etc.)
• Your contractor's license number and insurance verification

Most supplements require one to three rounds of back-and-forth before resolution. A good roofing contractor handles supplement submissions for you as part of the claim process. For detailed guidance on fighting low estimates, see our guide to fighting lowball roof insurance claims in SC.

Request a Re-Inspection

If the initial estimate is significantly below what a full replacement costs, request a re-inspection. Ask that a different adjuster (not the original one) conduct the second inspection, and have your contractor present again. Document every discrepancy between the first and second inspections.

This is the topic that trips up more coastal SC homeowners than any other. If your roof damage was caused by a named storm (hurricane, tropical storm), you likely have a separate, higher deductible that applies instead of your standard deductible. Understanding this before you file is critical.

How Named Storm Deductibles Work

A named storm deductible is a percentage of your home's insured value, not a flat dollar amount. Common percentages in coastal SC are:

• 2% deductible on a $350,000 home = $7,000 out of pocket
• 3% deductible on a $350,000 home = $10,500 out of pocket
• 5% deductible on a $350,000 home = $17,500 out of pocket

Compare this to a typical all-perils deductible of $2,500 to $5,000 and you can see why the distinction between "named storm damage" and "non-named storm damage" matters enormously.

When Does the Named Storm Deductible Apply?

In SC, the named storm deductible typically applies when the National Weather Service has issued a hurricane or tropical storm watch or warning for your area. The exact trigger varies by policy, but common triggers include:

• A named storm makes landfall within a certain radius of your property
• The NWS issues a watch or warning for your county
• Sustained winds exceed a certain threshold (often 74 mph for hurricane-force)

The deductible usually applies for a window of time -- for example, from 24 hours before the storm watch is issued until 72 hours after it is lifted.

Strategic Implications

If your roof was damaged by wind or hail from a storm that was not a named storm (a thunderstorm, a nor'easter, a non-named tropical low), your standard all-perils deductible applies instead. This is a significant financial difference. Your independent inspection report should clearly state whether the damage is consistent with the specific weather event you are claiming.

For a detailed comparison of these two deductible types and how they interact, read our complete guide to all-perils vs. named storm deductibles in SC.

The single biggest factor in how much money you actually receive for a roof replacement is whether your policy covers your roof at Replacement Cost Value (RCV) or Actual Cash Value (ACV). This difference can mean tens of thousands of dollars on a single claim.

Replacement Cost Value (RCV)

RCV pays the full cost to replace your roof with materials of similar kind and quality, regardless of your roof's age. If your 18-year-old architectural shingle roof is destroyed by wind, RCV pays for a new architectural shingle roof at today's material and labor prices. The payout process works in two stages:

• Initial payment: The insurer pays the ACV amount upfront (replacement cost minus depreciation), minus your deductible.
• Recoverable depreciation: After you complete the replacement and submit final invoices, the insurer releases the depreciation holdback -- the remaining amount up to the full replacement cost.

Critical point: If you have an RCV policy, you must actually complete the work and submit receipts to collect the full payout. If you take the initial check and do not replace the roof, you forfeit the depreciation holdback.

Actual Cash Value (ACV)

ACV pays the replacement cost minus depreciation, and that is it. There is no second payment. The older your roof, the less you receive. Here is how depreciation works in practice:

On a 25-year-old roof with ACV coverage, your payout after depreciation and deductible may be close to zero -- meaning insurance effectively does not cover the replacement even though the damage is from a covered peril. If you are in this situation, read our guide to whether insurance will cover a 25-year-old roof in SC and our options for homeowners who need a new roof but cannot afford it.

SC-Specific ACV Considerations

South Carolina courts have addressed depreciation in insurance claims. Insurers must apply depreciation fairly and cannot use arbitrary formulas designed to minimize payouts. If you believe your depreciation calculation is excessive, you can challenge it by:

• Requesting the specific formula the insurer used
• Showing that your roof material's expected lifespan exceeds the depreciation rate applied
• Getting a professional assessment of your roof's remaining useful life
• Consulting an attorney if the depreciation appears to violate SC Code 38-59-20 (unfair claim practices)

Filing a roof insurance claim goes on your CLUE report (Comprehensive Loss Underwriting Exchange), which insurers check when setting premiums and deciding whether to renew your policy. Filing a claim that gets denied or results in a payout below your deductible can hurt you with zero benefit. Here is the math you need to do before filing.

The Deductible Math

Before you file, estimate the total repair or replacement cost using your independent inspection. Then compare it to your deductible:

• If the damage cost is less than your deductible: Do not file. You will receive nothing and still have a claim on your record.
• If the damage cost is only slightly above your deductible: Think carefully. A claim that nets you a small payout might not be worth the increased premium risk at renewal.
• If the damage cost significantly exceeds your deductible: File the claim. This is what insurance is for.

For named storm damage in coastal SC, this calculation is especially important because your hurricane deductible may be very high. If a storm caused moderate damage and your hurricane deductible is $10,000, a claim makes sense only if the replacement cost significantly exceeds that amount.

When You SHOULD File

• The damage clearly requires a full roof replacement or extensive repair
• The estimated cost far exceeds your deductible (named storm or all-perils)
• The damage is from a covered peril (wind, hail, fallen tree, fire)
• You have documentation proving the damage is storm-related, not wear and tear
• Your roof is relatively new and you have RCV coverage

When You Should NOT File

• The damage is from normal wear and tear, not a covered peril
• The repair cost is less than or close to your deductible
• Your roof is very old and you have ACV coverage (depreciation will eat most of the payout)
• You have filed multiple claims in the past 3 to 5 years (risk of non-renewal)
• The damage is cosmetic only and your policy has a cosmetic damage exclusion

SC Non-Renewal Protections

South Carolina Code 38-75-790 prohibits insurers from non-renewing a policy solely because you filed a single claim. However, multiple claims within a short period can still trigger non-renewal or premium increases. This is another reason to be strategic about when you file.

The South Carolina Safe Home Program is one of the most underutilized resources available to SC homeowners, and almost no national insurance guide mentions it. This state-funded program provides grants to help homeowners retrofit their roofs to resist hurricane damage.

What the Program Offers

The SC Safe Home Program provides grants of up to $6,000 for FORTIFIED roof retrofits on owner-occupied homes. FORTIFIED is a building standard developed by the Insurance Institute for Business and Home Safety (IBHS) that significantly reduces roof damage during hurricanes.

Eligibility Requirements

• Your home must be your primary residence in South Carolina
• The home must be located in an eligible coastal or inland county (Horry County, where Myrtle Beach is located, is eligible)
• Income limits may apply depending on the grant tier
• The home must have an existing roof that can be retrofitted or is being replaced
• Work must be completed by a contractor trained in FORTIFIED construction methods

What FORTIFIED Upgrades Include

A FORTIFIED roof retrofit typically involves:

• Sealed roof deck: The plywood decking is sealed with peel-and-stick membrane or code-plus underlayment to prevent water intrusion if shingles blow off.
• Enhanced shingle attachment: Shingles are installed with six nails per shingle instead of four, and starter strips use enhanced adhesive.
• Drip edge and flashing upgrades: Metal drip edge is installed at all eaves and rakes, and flashing is sealed with additional sealant.
• Ridge cap reinforcement: Ridge caps receive additional nailing and adhesive to prevent the most common point of wind entry.

Insurance Premium Benefits

A FORTIFIED designation can reduce your homeowners insurance premium. SC law requires insurers to offer discounts for FORTIFIED-designated homes, though the discount amount varies by insurer. Some homeowners have reported premium reductions that pay for the cost of the upgrade within a few years.

How to Apply

Applications for the SC Safe Home Program are managed through the South Carolina Department of Insurance. Visit doi.sc.gov or call (803) 737-6180 for current application status and availability. Grant funding is limited and opens periodically, so check regularly. For a comprehensive walkthrough of the application process, eligibility details, and how to maximize your grant amount, read our complete SC Safe Home Grant guide for Myrtle Beach homeowners.

An Assignment of Benefits (AOB) is a legal document that transfers your insurance claim rights to a third party -- typically a roofing contractor. Once you sign an AOB, the contractor deals directly with your insurance company and you are largely removed from the process. In theory, this sounds convenient. In practice, it can be dangerous.

How AOB Works

When you sign an AOB, you are authorizing the roofing contractor to:

• File the insurance claim on your behalf
• Negotiate directly with the insurer
• Accept or reject settlement offers
• File lawsuits against the insurer in your name
• Collect the insurance payout directly

Why It Is Risky

AOB abuse has been a major problem in hurricane-prone states. Here is what can go wrong:

• Inflated claims: Some contractors inflate the scope of work to maximize their payout from the insurer, which can trigger fraud investigations that affect your policy.
• Loss of control: Once signed, you cannot easily revoke an AOB. The contractor controls your claim, and you may not agree with their negotiation decisions.
• Surprise bills: If the insurer pays less than the contractor billed, the contractor may come after you for the difference -- depending on the AOB language.
• Litigation without your input: The contractor can sue your insurer in your name, creating legal entanglements you did not authorize.
• Binding arbitration clauses: Some AOBs include arbitration clauses that waive your right to sue the contractor if something goes wrong.

AOB in South Carolina

Unlike Florida, which reformed its AOB laws in 2022, South Carolina has not passed comprehensive AOB reform. This means:

• AOBs are generally legal and enforceable in SC
• There are fewer consumer protections around AOB than in reformed states
• Storm chasers who flood Myrtle Beach after hurricanes frequently use AOBs to lock in homeowners

Our Recommendation

Do not sign an AOB. A reputable roofing contractor will work with your insurance company on your behalf without requiring you to transfer your claim rights. They will handle supplement submissions, adjuster meetings, and paperwork as a normal part of their service. If a contractor insists on an AOB as a condition of doing business, that is a red flag. Walk away and call a different contractor.

A denial or low payout is not the end of the road. South Carolina provides multiple avenues for disputing insurance decisions, and many homeowners who push back receive higher payouts. Here is the escalation path.

Step 1: Request a Written Explanation

Under SC law, your insurer must provide a written explanation for any claim denial or reduction. If you received a denial letter, read it carefully to understand the specific reason. Common denial reasons include:

• Damage attributed to wear and tear rather than a covered peril
• Filing outside the policy's reporting deadline
• Pre-existing damage not related to the claimed storm event
• Maintenance exclusion (damage caused by deferred maintenance)
• Policy lapse or non-payment at the time of the loss

Step 2: Submit a Formal Appeal

Most SC insurers have an internal appeals process. Submit a written appeal that includes:

• Your independent inspection report with photos
• Weather data proving a covered event occurred on the claimed date
• A rebuttal to each specific point in the denial letter
• Any new evidence (additional photos, a second professional opinion, maintenance records)

Step 3: Invoke the Appraisal Clause

Most SC homeowners insurance policies contain an appraisal clause. This is a dispute resolution process where each side hires an independent appraiser, the two appraisers select an umpire, and the panel determines the fair value of the loss. The appraisal process addresses the amount of the loss, not whether it is covered. If the insurer agrees the damage is covered but you disagree on the dollar amount, appraisal is often the fastest path to a fair settlement.

Step 4: File a Complaint with the SC Department of Insurance

If your insurer is acting in bad faith -- unreasonable delays, refusing to communicate, ignoring evidence, or violating SC insurance regulations -- you can file a complaint with the SC Department of Insurance:

• Online: doi.sc.gov (Consumer Services section)
• Phone: (803) 737-6180
• Mail: SC Department of Insurance, 1201 Main Street, Suite 1000, Columbia, SC 29201

The DOI investigates complaints and can require insurers to reconsider claims. A DOI complaint also creates an official record of the insurer's behavior.

Step 5: Hire a Public Adjuster or Attorney

If internal appeals and the DOI complaint do not resolve the issue:

• Public adjuster: A licensed professional who represents you (not the insurer) in the claims process. They typically charge 10 to 15 percent of the settlement amount. Public adjusters are regulated by the SC DOI and must be licensed.
• Insurance claims attorney: SC Code 38-59-40 requires insurers to pay claims within 90 days. If the insurer fails to pay a valid claim within this period, you may be entitled to attorney fees. Many SC insurance attorneys work on contingency, meaning you pay nothing upfront and they take a percentage of the recovered amount.

SC Bad Faith Insurance Laws

South Carolina takes insurance bad faith seriously. Key statutes that protect you:

• SC Code 38-59-20: Defines unfair claim settlement practices, including failing to investigate claims reasonably, denying claims without a reasonable basis, and not attempting fair settlements when liability is clear.
• SC Code 38-59-40: Requires payment within 90 days of a valid claim. Failure to comply can result in the insurer paying your attorney fees.
• 3-year statute of limitations: You generally have 3 years from the date of denial to file a lawsuit for breach of contract in SC.

For a detailed walkthrough of fighting underpayment, read our complete guide to fighting lowball roof insurance claims in SC. For denied claims specifically, see our complete guide to what to do when your roof insurance claim is denied in SC.

You do not need to get on your roof to spot signs that a storm caused significant damage. Experienced adjusters and roofing contractors look for collateral damage indicators at ground level first. If you see these signs around your property, there is a high probability your roof sustained damage worth claiming.

Hail Damage Indicators

• Dented downspouts and gutters: Hail large enough to dent aluminum gutters is large enough to damage shingles. Look for round dents above 5 feet (below that, lawnmower debris can cause similar marks).
• Dings on the garage door: Paint chips and small dents from hail impact are easy to spot on a painted garage door.
• Holes or tears in window screens: Hail punches through aluminum window screens before it hits the roof.
• Dents on outdoor AC units, grills, and mailboxes: Round dents on the top surfaces of metal objects confirm hail size and intensity.
• Splatter marks on painted wood: Hail hitting painted surfaces (fascia, trim, deck rails) leaves circular marks where the impact displaced paint.
• Damage to vehicles: If cars parked outside during the storm have hail dents, your roof was hit by the same hailstones.

Wind Damage Indicators

• Shingles or shingle pieces in the yard: The most obvious sign. Collect them and photograph them -- they confirm wind damage from above.
• Displaced ridge cap or hip cap shingles: Visible from the ground with binoculars. Ridge caps are the first components to fail in high wind.
• Debris in gutters: Excessive granules, broken shingle tabs, or sealant strips in the gutters indicate shingle failure on the slopes above.
• Fence sections blown down: If your fence or a neighbor's fence went down, the wind speed was likely sufficient to damage shingles.
• Downed tree limbs: Even limbs that did not strike your roof confirm storm intensity. Photograph them where they fell.

Why This Matters for Your Claim

Documenting collateral damage at ground level serves two purposes. First, it supports your claim narrative by showing the storm affected your entire property. Second, it gives you evidence to present if the adjuster tries to attribute roof damage to wear and tear instead of the storm event. Photograph every piece of collateral damage with timestamps before any cleanup.

After storm damage, you may need to make temporary repairs to prevent further water damage to your home. Here is the critical point most homeowners do not know: your insurance policy almost certainly requires you to mitigate further damage, and it will reimburse reasonable temporary repair costs. This is not optional -- failing to prevent additional damage can give the insurer grounds to deny the portion of the claim caused by your inaction.

What Temporary Repairs Are Covered

• Emergency tarping: Covering exposed roof areas with a tarp secured with 2x4s or nailing strips. This is the most common temporary repair after wind damage.
• Board-up services: Boarding broken skylights, covering holes from fallen trees, or sealing exposed roof deck sections.
• Water extraction: Removing standing water from the attic or interior spaces to prevent mold and structural damage.
• Temporary patching: Applying roofing cement or patches over small punctures or exposed nail heads to stop active leaks.

Rules for Temporary Repairs

• Document first, repair second. Photograph all damage before you cover it with tarps or patches. The adjuster needs to see the original damage, not just the tarp.
• Keep all receipts. Save receipts for tarps, lumber, roofing cement, and any contractor bills for emergency service. These are reimbursable as part of your claim.
• Do not make permanent repairs before the adjuster inspects. Temporary mitigation is expected. Permanent repairs before inspection can complicate or jeopardize your claim because the adjuster cannot assess damage that has been repaired.
• Take photos of the temporary repair itself. Showing the tarp in place or the board-up work demonstrates you acted responsibly to prevent further damage.

SC-Specific Considerations

After major hurricanes in Myrtle Beach, tarping contractors are in extremely high demand. Prices for emergency tarping can spike significantly during these periods. Your insurer is still obligated to reimburse reasonable temporary repair costs, but "reasonable" during a hurricane response is different from normal conditions -- higher costs are expected and should be covered. If your insurer disputes the cost of emergency tarping done during a declared emergency, reference the governor's state of emergency declaration and the documented demand conditions in your area.

If you have a mortgage on your home, there is an important wrinkle in the insurance payout process that catches many homeowners off guard: your insurance check will likely be made payable to both you and your mortgage company. This is standard practice, and understanding it in advance prevents delays and frustration.

Why the Mortgage Company Is Involved

Your mortgage lender has a financial interest in your home. They want to ensure that insurance proceeds are actually used to repair the roof, not pocketed while the home deteriorates. Most mortgage agreements give the lender a right to be named on insurance claim payments. This means:

• The insurance check is made out to you AND your mortgage company
• You cannot cash the check without the mortgage company's endorsement
• The mortgage company may hold the funds in escrow and release them in stages as the work is completed

How the Release Process Works

The typical process for most mortgage companies involves:

• Endorsement: You send the check to your mortgage company. They endorse it and either return the funds to you or place them in a claims escrow account.
• Initial release: Some lenders release a portion (often one-third to one-half) upfront so your contractor can begin work. Others hold everything until work starts.
• Inspection-based releases: The mortgage company may require an inspection at certain completion milestones (50%, 100%) before releasing additional funds.
• Final release: The remaining funds are released after the work is completed and the mortgage company's inspector confirms the roof has been replaced.

How to Minimize Delays

• Contact your mortgage company immediately after receiving the insurance check to understand their specific process and required forms.
• Ask about their timeline: Some mortgage companies take 2 to 4 weeks to process endorsements. Build this into your project timeline.
• Provide contractor documentation upfront: Send your contractor's license, insurance certificate, and signed contract to the mortgage company with the check. This speeds up the review.
• Request a partial release: If your contractor needs a deposit to begin work, ask the mortgage company to release at least 50% of the funds upfront.
• Keep the mortgage company updated: Send progress photos and contractor updates proactively. This makes milestone inspections go faster.

What If You Do Not Have a Mortgage?

If your home is paid off, the insurance check is made payable only to you. You have full control over the funds and can pay your contractor directly. This is significantly simpler but comes with the responsibility to ensure the funds are used for the roof replacement -- especially if you have an RCV policy and need to submit final invoices to collect the recoverable depreciation holdback.

One of the most common questions homeowners ask is "how long does this take?" The answer depends on the complexity of your claim, whether you need supplements, and whether you end up in dispute. Here is a realistic timeline for roof insurance claims in coastal South Carolina.

Key takeaway: A straightforward claim with no disputes takes about 30 to 60 days from filing to initial payment. After a major hurricane, expect all timelines to at least double due to the volume of claims in coastal SC. SC Code 38-59-40 requires insurers to pay valid claims within 90 days -- if your insurer is dragging past this window, they may be in violation and you should consult an attorney.

If your claim has been denied or severely underpaid and you need to understand your options at each stage, read our complete guide to fighting a denied roof claim in SC.

After every major storm in the Myrtle Beach area, fraud attempts spike. Some scams are obvious and some are subtle, but they all put the homeowner at legal and financial risk. Knowing the most common tactics protects you from becoming a victim.

The "Free Roof" Deductible Waiver Scam

This is the most widespread roofing scam in South Carolina. A contractor offers to "waive your deductible" or "absorb your deductible" so you pay nothing out of pocket. This sounds appealing, but it is insurance fraud under SC law. Here is how it works:

• The contractor inflates the repair estimate submitted to the insurer to cover both the actual cost and your deductible amount
• The insurer pays the inflated estimate, the contractor collects the full amount, and tells you no deductible is owed
• If discovered, both the contractor and the homeowner can face consequences -- including claim denial, policy cancellation, and potential criminal charges

Under SC Code 38-55-540, knowingly presenting false insurance claims is a felony in South Carolina. Even if the contractor initiated the fraud, you signed the documents and benefited from the scheme. Do not participate in deductible waiver arrangements.

Door-to-Door Storm Chasers

Within 48 hours of every major storm, out-of-state contractors descend on Myrtle Beach neighborhoods. They knock on doors, point to your roof, and claim to see damage you cannot verify. Common pressure tactics include:

• "We are only in the area for a few days — sign now or miss out"
• "We will handle everything with your insurance company" (often through an AOB)
• "Your neighbors already signed up — everyone on the street has damage"
• Requesting a large upfront deposit before any work begins

How to Protect Yourself

• Never sign anything with a door-to-door contractor you did not call. Take their card, research them, and call back if they are legitimate.
• Verify SC licensing: Check llr.sc.gov for any contractor's license status before signing a contract.
• Confirm physical address: Legitimate local contractors have a physical business location in Myrtle Beach, not a temporary hotel room or P.O. box.
• Do not pay large upfront deposits. SC law limits contractor deposits for residential work. A deposit of more than one-third of the contract price before work begins is a red flag.
• Read every document before signing. Look specifically for AOB language, arbitration clauses, and cancellation penalties.

The process outlined in this guide works. Homeowners who follow these steps -- reviewing their policy, getting an independent inspection, documenting thoroughly, filing strategically, and negotiating with evidence -- get better outcomes than homeowners who file blindly and accept the first number the insurer sends.

At WeatherShield Roofing, we help Myrtle Beach homeowners through every step of this process:

• Free, comprehensive roof inspection with detailed photo documentation
• Written damage assessment you can use when filing your claim
• Adjuster meeting assistance -- we meet the adjuster at your property and walk the roof with them
• Supplement preparation and submission when the initial estimate falls short
• Insurance claim guidance from first call to final payment

We are a local Myrtle Beach roofing company with a 5.0-star rating and 81+ reviews. We have a physical office at 215 Ronnie Ct. Unit F, Myrtle Beach, SC 29579, and we will be here long after the storm chasers leave. We do not require Assignment of Benefits. We do not pressure you to sign anything at your front door. We work for you, not the insurance company.