Insurance Lowballed Your Roof Claim? What SC Homeowners Can Do (2026)

Insurance companies are for-profit businesses. Every dollar they pay on a claim is a dollar off their bottom line. This is not cynicism -- it is the structural reality of how insurance works. Adjusters are trained, incentivized, and in many cases directly instructed to estimate claims at the lowest defensible amount. Understanding why they lowball helps you build a stronger response.

Adjuster Workload and Time Pressure

After major storms in coastal SC, insurance adjusters are handling dozens or even hundreds of claims simultaneously. Many are independent adjusters (also called "cat adjusters" for catastrophe) hired temporarily by the insurance company. They are paid per claim, which creates an incentive to close claims quickly rather than thoroughly. A 20-minute roof inspection on a complex home almost always misses damage that a detailed 90-minute inspection would find.

Desk Adjusters Who Never Visit Your Roof

Increasingly, insurers use desk adjusters who estimate damage remotely using satellite imagery and software models. They never set foot on your property, never look under lifted shingles, and never inspect the attic for interior damage. These remote estimates are almost always lower than what an in-person inspection reveals, especially for storm damage in Myrtle Beach where wind-driven rain penetration is not visible from a satellite photo.

Scope Limitation Tactics

Common ways adjusters reduce the scope of a claim:

• Partial roof approval: The adjuster approves repair for one slope of the roof when multiple slopes are damaged
• Repair instead of replace: Recommending patch repairs when the damage pattern warrants full replacement
• Excluding matching: Refusing to include the cost of matching replacement materials to existing materials, leaving your roof with mismatched sections
• Ignoring code upgrades: Failing to include costs for bringing repairs up to current SC building code, which may differ from the original installation code
• Skipping interior damage: Focusing only on the roof surface and ignoring water damage to decking, attic insulation, drywall, and other interior components
• Omitting overhead and profit: Writing the estimate without legitimate contractor overhead and profit margins, making it impossible for a licensed contractor to perform the work at the stated price

Depreciation Overstatement

If your policy uses Actual Cash Value (ACV) for the roof, the adjuster calculates depreciation based on the roof's age. The depreciation formula is not standardized, and adjusters have significant discretion. An aggressive depreciation calculation on a 15-year-old roof can reduce your payout substantially compared to a fair depreciation calculation. For more on ACV vs. RCV and how depreciation affects your payout, read our guide to the insurance coverage cliff.

Before you can fight a lowball offer, you need to confirm that the offer is actually below what a fair repair or replacement should cost. Here are the red flags that indicate your insurer is underpaying your claim.

Red Flag 1: The Estimate Only Covers Partial Repairs

If the adjuster's estimate covers repairing one section of your roof when the storm clearly damaged multiple areas, the scope is too narrow. Wind and hail damage from SC storms rarely affects just one slope -- if one side of your roof faced the wind, the adjacent sides likely sustained damage too.

Red Flag 2: No Contractor Can Do the Work at That Price

Call two or three licensed, insured roofing contractors in Myrtle Beach and ask for repair estimates based on the same scope of damage. If every qualified contractor quotes significantly more than what the insurance company is offering, the insurance estimate is unrealistically low. This is the single most reliable indicator of a lowball offer.

Red Flag 3: The Estimate Excludes Overhead and Profit (O&P)

Xactimate, the software most insurance companies use to generate estimates, includes line items for contractor overhead (typically 10%) and profit (typically 10%). Some adjusters deliberately exclude these line items, which means the estimate does not reflect what a licensed contractor actually charges. If you see "O&P not included" or the total seems 20% lower than expected, this is likely the reason.

Red Flag 4: The Adjuster Spent Minimal Time on Your Roof

A thorough roof inspection takes at least 45 to 90 minutes for a standard residential roof. If the adjuster was on your roof for 15 to 20 minutes, they likely did not inspect every slope, every penetration point, every flashing detail, and the attic space. A rushed inspection produces a rushed estimate.

Red Flag 5: No Interior Damage Was Included

Storm damage to the roof often causes interior damage: wet insulation, stained drywall, damaged paint, warped subflooring. If the adjuster's estimate only covers the exterior roof repair with no mention of interior repairs, they either did not inspect the interior or chose to ignore it.

Red Flag 6: Vague or Missing Line Items

A legitimate estimate should include specific quantities, measurements, and material descriptions. If the estimate uses lump-sum amounts without detail, or if critical line items (ice and water shield, drip edge, underlayment, waste factor, haul-off) are missing, the estimate is incomplete.

Once you have confirmed that the insurance estimate is too low, follow this process. Each step builds on the previous one, creating a documented paper trail that strengthens your position at every stage.

Step 1: Get an Independent Contractor Estimate

Hire a licensed, insured roofing contractor in your area to inspect the damage and provide a detailed written estimate. This is the foundation of your entire challenge. The estimate should:

• Include a full scope of all storm damage (not just what the adjuster noted)
• Use line-item pricing, ideally generated in Xactimate or a comparable estimating platform
• Include overhead and profit
• Include code-required upgrades
• Include interior damage where applicable
• Be supported by dated photographs of the damage

The estimate from your contractor gives you a specific, documented number to present to the insurer. It is much harder for an insurer to dismiss a line-item estimate from a licensed contractor than a homeowner saying "this does not seem like enough."

Step 2: Review the Adjuster's Xactimate Estimate Line by Line

Most insurance estimates are generated using Xactimate, a software platform that calculates repair costs based on local labor rates, material costs, and standardized pricing data. Understanding how to read an Xactimate estimate gives you leverage that most homeowners do not have.

When reviewing the Xactimate estimate, look for:

• Missing line items: Compare every line on your contractor's estimate to the adjuster's estimate. Missing items like ice and water shield, drip edge replacement, pipe boot replacement, ridge vent, starter strip, or haul-off and disposal are common omissions.
• Incorrect quantities: Verify the roof measurements. An adjuster who estimated 18 squares when your roof is actually 24 squares is underpaying by a significant margin.
• Wrong material specifications: The estimate should specify materials that match or are equivalent to what is currently on your roof. If you have architectural shingles and the estimate prices 3-tab shingles, the estimate is wrong.
• Missing O&P: Overhead (10%) and profit (10%) are standard in Xactimate and should be included for any job that requires a general contractor to manage multiple trades.
• Depreciation errors: If your policy is ACV, check the depreciation percentage applied. A 10-year-old roof with 30-year shingles should not be depreciated at 50%.

Step 3: File a Supplement Request

A supplement (also called a "supplemental claim") is a formal request to your insurer to increase the claim payout based on additional damage or costs not included in the original estimate. This is not adversarial -- supplements are a standard part of the insurance claims process. Your contractor or you can submit a supplement that includes:

• A cover letter explaining what was missed and why the additional costs are necessary
• Your contractor's line-item estimate showing the full scope of work
• A side-by-side comparison of the adjuster's estimate vs. your contractor's estimate, highlighting specific line-item differences
• Supporting photographs of damage the adjuster missed or underscoped
• Any applicable SC building code requirements that add cost

Step 4: Request a Re-Inspection

Ask the insurance company to send a different adjuster for a second inspection. Having your roofing contractor present during the re-inspection is critical -- they can walk the adjuster through the damage points, show them what was missed, and explain why the scope needs to be larger. Re-inspections frequently result in a higher payout because the second adjuster is seeing the damage through a more thorough lens, guided by your contractor's expertise.

Xactimate is the industry-standard estimating software used by approximately 90% of insurance companies in the United States. When your adjuster generates a claim estimate, it is almost certainly created in Xactimate. Understanding how this software works gives you a significant advantage in challenging a lowball offer.

How Xactimate Pricing Works

Xactimate uses regional pricing databases that are updated monthly. The prices reflect current labor rates and material costs for your specific geographic area (Myrtle Beach falls within the Xactimate pricing region for coastal South Carolina). This means the line-item prices in a properly generated Xactimate estimate should reflect what roofing work actually costs in our area. If the total seems low, the issue is usually missing line items or incorrect quantities, not the per-unit pricing.

Key Xactimate Line Items for Roof Claims

A complete Xactimate roof estimate for a typical Myrtle Beach home should include most or all of these categories:

• Tear-off and disposal: Removing old shingles, underlayment, and damaged decking, plus haul-off to the dump
• Decking repair/replacement: Any plywood or OSB that needs to be replaced due to water damage or rot
• Underlayment: Synthetic underlayment or felt paper over the entire repaired/replaced area
• Ice and water shield: Self-adhering membrane at eaves, valleys, and penetration points (required by SC building code in many applications)
• Drip edge: Metal flashing along eaves and rakes
• Starter strip: Starter shingles along the eaves and rakes
• Field shingles: The main shingle installation, priced per square (100 square feet)
• Ridge cap: Hip and ridge shingles
• Pipe boots and penetration flashing: Seals around plumbing vents, exhaust vents, and other roof penetrations
• Step and counter flashing: Where the roof meets walls, chimneys, or dormers
• Ridge vent: Ventilation along the ridge line
• Waste factor: Standard material waste (typically 10-15% for a standard roof, higher for complex roofs)
• O&P: Overhead (10%) and profit (10%) for contractor management

What Adjusters Commonly Omit in Xactimate

Based on our experience reviewing hundreds of insurance estimates for Myrtle Beach homeowners, the most commonly omitted or underscoped items are:

• Ice and water shield (sometimes omitted entirely or only included at eaves, not at penetrations)
• Pipe boot replacement (adjuster reuses old boots that should be replaced)
• Drip edge (adjuster assumes old drip edge can be reused)
• Code upgrades (current SC code may require different installation methods than the original)
• Interior damage (drywall, insulation, paint)
• O&P (excluded on the argument that the job is "simple" enough not to warrant it)

Your roofing contractor should be able to generate their own Xactimate estimate or provide a detailed line-item estimate that can be directly compared to the adjuster's Xactimate report. This side-by-side comparison is the single most effective tool for challenging a lowball offer.

South Carolina has strong consumer protection laws that penalize insurance companies for unfair claims practices. Knowing these laws -- and making it clear to your insurer that you know them -- changes the dynamic of your claim negotiation.

SC Code 38-59-20: Prohibited Unfair Claim Practices

This statute defines specific practices that SC considers unfair and illegal when handling insurance claims. Relevant provisions include:

• Failing to acknowledge communications promptly: If the insurer is not responding to your supplement requests, emails, or calls in a timely manner, they may be violating this statute.
• Failing to adopt reasonable standards for prompt investigation: If the adjuster spent 15 minutes on your roof and missed obvious damage, the investigation standard may not be reasonable.
• Not attempting in good faith to effectuate prompt, fair settlements: If your insurer offers an amount that no licensed contractor can match, the settlement offer may not be "fair" under SC law.
• Compelling litigation by offering substantially less than ultimately recovered: If the insurer forces you to sue and you win significantly more than they offered, this provision applies.
• Misrepresenting policy provisions: If the insurer tells you something is not covered when it actually is, or misstates your deductible or coverage limits.

SC Code 38-59-40: The 90-Day Payment Requirement

This is one of the most powerful consumer protection provisions in SC insurance law. Under SC Code 38-59-40, when an insurer receives satisfactory proof of loss, they must pay the claim within 90 days. If the insurer fails to pay within 90 days without reasonable justification:

• The insurer becomes liable for attorney fees if the policyholder has to hire a lawyer to recover the amount owed
• Attorney fees are capped at one-third of the judgment amount
• This creates a financial incentive for insurers to resolve claims promptly rather than stalling

The 90-day clock starts when the insurer has all the documentation they need to evaluate and pay the claim. If they keep requesting additional information to delay the clock, that itself can be evidence of bad faith under 38-59-20.

Three-Year Statute of Limitations

Under SC Code Section 15-3-530, you have three years from the date of loss to file a lawsuit against your insurer for breach of contract or bad faith. This means you have time to negotiate, supplement, appeal, and exhaust other remedies before considering litigation. Do not let the insurer pressure you into accepting a lowball offer by implying you have limited time to act -- three years is a substantial window.

How to Use SC Law in Your Negotiations

You do not need to threaten litigation to benefit from these laws. Simply demonstrating awareness of SC insurance statutes in your written communications changes the insurer's risk calculation. A supplement letter that references SC Code 38-59-20 and 38-59-40 signals that you understand your rights and are prepared to escalate. Insurance companies handle thousands of claims from homeowners who do not know these laws exist -- they handle claims differently when the homeowner clearly does.

If your supplement and re-inspection requests do not resolve the lowball offer, you have two professional options for escalation: hiring a public adjuster or hiring an insurance attorney. They serve different purposes and are appropriate in different situations.

Public Adjusters

A public adjuster is a licensed insurance professional who works for you -- the policyholder -- not the insurance company. They inspect the damage, prepare their own estimate, negotiate with the insurer on your behalf, and advocate for the maximum payout under your policy.

• When to hire one: When the dispute is about the amount (how much the insurer should pay), not whether the damage is covered at all. Public adjusters are most effective when the insurer has approved the claim but the payout is too low.
• How they are paid: Public adjusters in South Carolina typically charge a percentage of the claim payout (often 10% to 15%). SC regulates public adjuster fees and requires licensing through the SC Department of Insurance.
• Advantages: They know insurance estimating inside and out, speak the insurer's language, and handle all negotiations so you do not have to.
• Limitations: They cannot represent you in court. If the dispute escalates to litigation, you will need an attorney.

Insurance Attorneys

An insurance attorney (also called a "policyholder attorney" or "bad faith attorney") is a lawyer who specializes in disputes between policyholders and insurance companies. They can take legal action including filing lawsuits, pursuing bad faith claims, and demanding statutory penalties under SC law.

• When to hire one: When the insurer has denied your claim wrongly, when the dispute involves a coverage interpretation (not just the amount), when you suspect bad faith, or when the amount in dispute is large enough to justify legal action.
• How they are paid: Many SC insurance attorneys work on contingency, meaning they collect a percentage (typically one-third) of the amount they recover for you. You pay nothing upfront. Under SC Code 38-59-40, if the insurer failed to pay within 90 days, attorney fees may be shifted to the insurer.
• Advantages: They can file lawsuits, pursue bad faith damages, and invoke statutory penalties that create real financial pressure on the insurer.
• Limitations: Legal action takes time (months to years), and the process can be stressful.

Decision Framework

The South Carolina Department of Insurance (SC DOI) is the state regulatory agency that oversees all insurance companies operating in South Carolina. When an insurer engages in unfair claim practices, the SC DOI has the authority to investigate, intervene, and impose regulatory consequences. Filing a complaint is free, and it can be a powerful tool for resolving lowball offers.

When to File an SC DOI Complaint

• Your insurer is not responding to supplement requests or communications
• The claim has been unreasonably delayed (beyond the 90-day window under SC Code 38-59-40)
• The insurer's settlement offer is unreasonably low and they refuse to negotiate
• The adjuster misrepresented your policy coverage or terms
• The insurer is engaging in any practice prohibited by SC Code 38-59-20

How to File

You can file a complaint with the SC DOI through two methods:

• Online: Visit doi.sc.gov and navigate to the consumer complaint section. The online form allows you to describe your complaint, attach supporting documents, and submit electronically.
• Phone: Call the SC DOI consumer assistance line at (803) 737-6180. A consumer specialist can help you understand whether your situation warrants a formal complaint and guide you through the process.

What to Include in Your Complaint

• Your policy number and claim number
• The insurer's name and the adjuster's name
• A timeline of events (claim filed, inspections, estimates received, supplement requests)
• Specific description of what the insurer did or failed to do
• Supporting documentation (your contractor's estimate, the adjuster's estimate, correspondence)
• The specific SC statute you believe was violated (38-59-20 or 38-59-40)

What Happens After You File

The SC DOI assigns an investigator to your complaint. The investigator contacts the insurance company and requests their file on your claim. The insurer must respond to the DOI -- they cannot ignore a regulatory inquiry the way they might ignore a homeowner's phone call. The DOI reviews both sides and mediates a resolution. While the DOI cannot order an insurer to pay a specific amount, the regulatory pressure often motivates insurers to re-evaluate claims they might otherwise ignore.

If the DOI finds a pattern of violations by a specific insurer, they can impose fines, require corrective action, and in extreme cases take regulatory action against the company's license to operate in SC.

Most South Carolina homeowners insurance policies include an appraisal clause that provides a formal dispute resolution process when you and the insurer disagree on the value of a covered loss. This is often faster and less expensive than filing a lawsuit, and many homeowners do not know it exists.

How the Appraisal Process Works

1. Invocation: Either you or the insurer can invoke the appraisal clause in writing. This is typically done when supplement negotiations have stalled.
2. Appraiser selection: You hire your own appraiser, and the insurer hires theirs. Each appraiser independently evaluates the damage and produces an estimate.
3. Agreement attempt: The two appraisers attempt to agree on the amount of the loss.
4. Umpire: If the two appraisers cannot agree, they select a neutral umpire. The umpire reviews both estimates and makes a binding determination. Agreement by any two of the three (your appraiser, their appraiser, the umpire) sets the final amount.

Key Considerations

• Appraisal addresses amount, not coverage: The appraisal process only determines how much the loss is worth. It does not determine whether the loss is covered. If the insurer denied the claim entirely (not just lowballed it), the appraisal clause may not be the right tool -- you may need an attorney instead.
• Costs: You pay for your appraiser, the insurer pays for theirs, and you split the umpire's fee. Your appraiser may charge a flat fee or a percentage of the increase they achieve.
• Timeline: The appraisal process typically takes 30 to 90 days, which is significantly faster than litigation.
• Binding result: The appraisal determination is generally binding on both parties, meaning the insurer must pay the amount determined through the process.

When to Use Appraisal vs. Other Options

Appraisal works best when the insurer has acknowledged coverage but the dispute is purely about dollars -- they say the damage is a certain amount, you say it is higher, and neither side will move. It is particularly effective when the gap between your estimate and the insurer's estimate is substantial enough to justify the cost of hiring an appraiser but not so large that a full lawsuit is warranted.

Coastal SC homeowners face unique lowball tactics that inland homeowners rarely encounter. Being aware of these specific tactics helps you counter them effectively.

Tactic 1: Blaming Salt Air Instead of Storm Damage

Adjusters in coastal SC sometimes attribute shingle damage to "salt air corrosion" or "environmental wear" rather than storm damage. While salt air does affect roof materials over time, an adjuster who blames all granule loss or shingle deterioration on salt air -- when a Category 1 hurricane just came through -- is likely underscoping the storm damage.

Tactic 2: Applying Named Storm Deductible When It Should Not Apply

The named storm deductible in SC is higher than the all-perils deductible. Some adjusters apply the named storm deductible to damage that occurred during a regular thunderstorm, not during a named hurricane or tropical storm. If no hurricane watch or warning was in effect when the damage occurred, your standard all-perils deductible should apply. Check the National Weather Service records for the exact date of the storm event. For a detailed explanation, see our all-perils vs. named storm deductible guide.

Tactic 3: Ignoring Wind-Driven Rain Damage

After major storms, adjusters may focus only on missing or damaged shingles and ignore the water damage caused by wind-driven rain entering through those damaged areas. In Myrtle Beach, where storms bring heavy rainfall alongside high winds, the interior damage from wind-driven rain can be substantial. If your adjuster's estimate only covers exterior roof repair with no interior damage line items, they are likely underscoping the claim.

Tactic 4: Using Out-of-Area Pricing

Some adjusters use Xactimate pricing profiles from less expensive inland areas rather than the coastal SC pricing profile. Labor and material costs in Myrtle Beach are higher than in many inland SC areas, and your estimate should reflect local pricing. If the line-item rates seem unusually low, ask what Xactimate pricing profile was used.

Tactic 5: Refusing Code Upgrades

SC building codes have been updated multiple times since many Myrtle Beach homes were built. When a roof is repaired or replaced, the work must meet current code, not the code that was in effect when the home was originally built. This can add costs for upgraded underlayment, different nail patterns, ice and water shield requirements, and ventilation standards. Adjusters who write estimates based on the original building code are shorting you on code-required upgrades that SC law mandates.

The best time to prepare for a lowball insurance offer is before the damage happens. These proactive steps give you a stronger position if you ever need to challenge an insurer's estimate.

Get an Annual Roof Inspection

An annual professional roof inspection creates a documented baseline of your roof's condition. When storm damage occurs, you can show the insurer a dated report proving the roof was in good condition before the event. This undermines any argument that the damage was pre-existing or caused by lack of maintenance. For more on the inspection process, see our roof inspection for insurance claims guide.

Understand Your Policy Before You Need It

• Know your all-perils deductible and your named storm deductible
• Know whether your roof is covered at RCV or ACV
• Check for cosmetic damage exclusions
• Verify your coverage limits are adequate
• Know which perils are covered and which are excluded

Keep Maintenance Records

Save receipts from gutter cleanings, roof repairs, tree trimming, and annual inspections. These records prove you maintained the roof and prevent the insurer from blaming the damage on neglect.

Photograph Your Roof Annually

Take dated photos of your roof from multiple angles at least once a year, ideally during your annual inspection. These "before" photos are invaluable when proving that storm damage is new, not pre-existing.

Build a Relationship With a Local Roofer

Having an established relationship with a reputable, licensed local roofing contractor means you can get a fast, reliable inspection and estimate after a storm -- not scrambling to find someone while storm chasers are knocking on your door. A local contractor who knows your roof's history and condition is a far more credible advocate than a stranger. For guidance on choosing the right roofer, see our 15 questions to ask a roofer before hiring.

A licensed local roofing contractor is your most valuable ally when challenging a lowball insurance offer. Here is specifically how we help homeowners through this process at WeatherShield Roofing.

We Provide the Independent Estimate That Drives Your Supplement

Our detailed, line-item estimates document every component of the repair or replacement that the adjuster's estimate should have included. When homeowners present our estimate alongside the adjuster's, the line-item discrepancies are clear and specific -- not vague complaints, but documented differences that the insurer must address.

We Attend Re-Inspections

When the insurer sends a second adjuster, we are on the roof with them. We walk them through every damaged area, show them the damage points the first adjuster missed, and explain why the scope needs to include items they may be inclined to omit. Adjusters treat a homeowner standing in the yard differently than they treat a licensed contractor standing next to them on the roof pointing to cracked shingles.

We Handle the Supplement Process

Filing supplements is a routine part of our work. We prepare the documentation, write the cover letters, provide the side-by-side comparisons, and follow up with the insurance company. Homeowners do not have to navigate this process alone.

We Know What Fair Pricing Looks Like

Because we perform roofing work in Myrtle Beach every day, we know exactly what materials cost, what labor costs, and what overhead legitimate contractors carry. When an adjuster's estimate is unrealistically low, we can explain precisely why -- in terms and formats that insurance companies understand.

We Are Local and Accountable

WeatherShield Roofing is locally owned and operated in Myrtle Beach. We have a 5.0-star rating with over 81 reviews from Grand Strand homeowners. We are not a storm-chasing crew that will disappear after the claim is settled. We live here, we work here, and our reputation depends on every job we do.