Roof Inspection for Insurance Claims in South Carolina: Complete Homeowner's Guide (2026)

The insurance company's adjuster works for the insurance company — not for you. That is not an accusation; it is how the system works. Adjusters are trained to assess damage using the insurer's criteria, and their findings directly affect what the insurer pays. Getting your own independent inspection before the adjuster visits gives you critical advantages.

Advantage 1: Know What You Have Before They Arrive

An independent inspector documents every area of damage with photographs, measurements, and a written assessment. When the adjuster arrives, you already know the full scope of damage. If the adjuster misses areas or underestimates damage, you can point them to specific locations documented in your independent report.

Advantage 2: Distinguish Storm Damage from Pre-Existing Wear

This is the most common point of dispute in SC roof claims. Adjusters routinely attribute damage to normal aging when it was actually caused or worsened by a storm event. A professional roofer can distinguish between storm-caused damage patterns (hail impacts, wind uplift, debris strikes) and age-related wear (gradual granule loss, thermal cracking, corrosion). That distinction directly affects whether your claim is covered.

Advantage 3: Create a Baseline for Dispute Resolution

If your claim is denied or underpaid, your independent inspection report becomes the foundation for an appeal or appraisal. Without independent documentation, you have no evidence to challenge the adjuster's findings.

When to Schedule Your Independent Inspection

• Immediately after a storm event — within days, not weeks. Damage can worsen over time, making it harder to attribute to a specific event.
• Before you call your insurance company to file — the inspection report helps you decide whether you have a viable claim and whether the damage exceeds your deductible.
• After you notice interior damage (water stains, leaks) — interior damage indicates the roof has already been breached, and an inspection identifies the entry point.

A thorough insurance-related roof inspection in coastal SC covers far more than just looking at shingles. Here is what a qualified inspector examines and documents for your claim.

Shingle Condition Assessment

• Wind damage: Lifted tabs, broken sealant strips, creased shingles, missing shingles. The inspector notes the pattern — wind damage typically follows a directional pattern aligned with the storm's wind direction.
• Hail damage: Circular impact marks, bruised shingles (soft spots where the fiberglass mat is broken), displaced granules in a concentrated pattern.
• Granule loss: The inspector measures granule coverage across multiple shingles and slopes, comparing storm-facing versus sheltered areas to determine whether loss is age-related or storm-accelerated.
• Cracking and splitting: The inspector distinguishes thermal stress cracks (linear, following expansion patterns) from impact cracks (radial, centered on a strike point).

Flashing and Penetration Assessment

• Chimney flashing: checked for displacement, lifting, or separation caused by wind
• Vent pipe boots: checked for cracking, displacement, or storm damage
• Skylight seals: checked for breach or separation
• Wall flashing: checked for wind displacement where the roof meets vertical surfaces
• Valley metal: checked for debris impact or corrosion accelerated by storm conditions

Structural and Interior Assessment

• Ridge and hip lines checked for straightness (sagging may indicate structural stress from wind loading)
• Decking integrity assessed by walking the roof surface and noting soft spots
• Fascia, soffit, and gutter attachment inspected for wind displacement
• Attic inspection for daylight penetration, water staining, and mold growth
• Interior ceilings and walls checked for water staining or active leaking

In our area, qualified inspectors also assess salt corrosion severity on metal components, wind-driven rain entry points unique to coastal storm patterns, and whether damage patterns are consistent with the specific storm event being claimed. For a visual reference of what different damage types look like, see our pictures of roofs that need replacing guide.

This is where most national guides fail SC homeowners. South Carolina has a two-tier claim system for roof damage that directly affects your out-of-pocket cost.

Named Storm (Hurricane) Claims

When the National Weather Service declares a named storm that affects your area, damage falls under your policy's named storm deductible — typically 2, 3, or 5 percent of your dwelling coverage amount.

All-Perils Claims (Non-Hurricane)

Damage from non-named storms falls under your standard all-perils deductible — typically a flat $1,000 to $5,000. This is significantly more favorable. If your roof was damaged by a regular thunderstorm or hail event not associated with a named tropical system, the flat deductible applies.

The Gray Area That Costs Homeowners Thousands

Some insurers classify damage as hurricane-related (higher deductible) when it occurred during a non-named event. Your independent inspection report with dated photographs helps establish the timeline. For details, read our all-perils vs. named storm deductible guide.

Starting in late 2025, multiple SC carriers shifted older roofs from Replacement Cost Value (RCV) to Actual Cash Value (ACV) coverage. The financial impact is enormous.

What RCV Means

Replacement Cost Value pays to replace your damaged roof with a new one of similar quality, without deducting for depreciation. A $15,000 replacement costs you $15,000 minus your deductible.

What ACV Means

Actual Cash Value pays the depreciated value. A 15-year-old roof with a 25-year expected lifespan is depreciated by 60 percent. A $15,000 replacement under ACV might only pay $6,000 minus deductible — leaving you $9,000 short.

How This Affects Your Claim

• Check your policy now. Look at your declarations page and endorsements for the words "actual cash value" or "ACV" related to roof coverage.
• If you have ACV coverage: Detailed documentation of damage scope helps maximize the ACV payout and provides grounds for negotiation.
• If your roof is approaching 10 to 15 years: Consider proactive replacement before your next renewal to reset the depreciation clock.

Good documentation is the difference between a smooth claim and a denied one. Here is exactly what to do, even before a professional inspector arrives.

Step 1: Photograph Immediately After the Event

As soon as it is safe, begin photographing from the ground. Your phone camera is sufficient. Capture:

• Wide shots: Each side of your home showing the entire roof slope
• Medium shots: Specific areas of visible damage
• Close-ups: Individual damage areas using zoom
• Interior shots: Water stains, active leaks, buckets collecting water
• Surrounding property: Fallen trees, debris, and structural damage establishing storm severity

Step 2: Enable Timestamps and Location

Enable location services for your camera app. Photo metadata (EXIF data) with GPS coordinates and date/time proves when and where photos were taken — critical if the insurer disputes the timeline.

Step 3: Preserve Evidence

• Do not throw away shingle debris. Photograph it in place before moving it.
• Do not make permanent repairs before the adjuster visits. Emergency tarping is acceptable.
• Save receipts for emergency supplies — tarps, buckets, fans. These are typically reimbursable.
• Write down the date, time, and conditions while your memory is fresh.

Step 4: Get Your Professional Inspection Report

Request a written report with labeled photographs of every damage area, a roof diagram showing damage locations, an assessment of storm-caused versus pre-existing damage, and estimated repair or replacement costs. This report accompanies your claim filing.

The adjuster visit largely determines your payout. Here is how to prepare.

Before the Adjuster Arrives

• Have your independent inspection report ready to share
• Organize your photos chronologically with dates labeled
• Know your deductible type, coverage type (RCV or ACV), and dwelling coverage amount
• If possible, have your roofer present during the visit

During the Inspection

• Be present and walk the property with the adjuster
• Point out all damage areas — do not assume they will find everything
• Do not speculate about costs — let the adjuster make their assessment
• Take notes on what they inspect, how long they spend, and their comments

What NOT to Say

• Do not say "the roof was old" or "it was already in bad shape." These statements justify attributing damage to pre-existing conditions.
• Do not agree to a verbal settlement on the spot. Say you will review the written estimate.
• Do not sign anything beyond acknowledging the inspection occurred.

You will receive a written estimate within 1 to 3 weeks. Review it against your independent report. If the adjuster's scope is significantly smaller or they attributed storm damage to aging, you can request a reinspection, invoke the appraisal clause, or file a complaint with the SC Department of Insurance.

Filing Deadlines

• Report damage promptly — file within days to weeks of discovery
• Statute of limitations: 3 years for SC property damage claims, but waiting months weakens your case
• Supplemental claims: Additional damage discovered during repairs can be filed as a supplement to the original claim

Insurer Response Requirements Under SC Law

• Acknowledge your claim within 15 business days
• Begin investigation within 30 days
• Accept or deny within 45 days
• Pay accepted claims within 30 days of settlement

Your Rights Under SC Law

• Right to choose your own contractor. The insurer cannot require their preferred vendor.
• Right to a second inspection. Request a reinspection if you disagree with findings.
• Appraisal clause. Request binding appraisal when disputing the amount of loss — this often results in higher payouts.
• SC DOI complaints. File with the SC Department of Insurance at (803) 737-6180 if your insurer acts in bad faith.

A denial or lowball offer is not the end. Many initial decisions are overturned with proper documentation.

If Denied

1. Request the written denial with specific reasons
2. Compare it to your independent inspection report
3. Request a reinspection by a different adjuster
4. Invoke the appraisal clause for binding independent assessment
5. Consider hiring a licensed public adjuster (typically 10-15% of payout)
6. File a complaint with the SC DOI if you believe the denial was bad faith

If Underpaid

1. Compare the adjuster's scope to your report line by line
2. File a supplemental claim listing missed damage areas with supporting photos
3. Invoke the appraisal clause or consult a public adjuster if the insurer does not increase the payout

The appraisal process frequently results in payouts 30 to 50 percent higher than the initial offer. You hire an appraiser, the insurer hires one, they select an umpire, and the decision is binding. This protection exists specifically for situations where adjuster estimates undervalue actual damage.

Must-Have Qualifications

• Licensed roofing contractor in SC — unlicensed reports carry no weight
• Insurance claim experience — ask how many claim inspections they perform annually
• SC insurance knowledge — they should understand named storm deductibles, ACV vs. RCV, and adjuster expectations
• Manufacturer certifications — GAF Master Elite, Owens Corning Platinum, or CertainTeed ShingleMaster
• Professional documentation — labeled photos, roof diagrams, and written storm-vs-age assessments

Red Flags

• Door-to-door storm chasers offering unsolicited "free inspections" after storms. See our hurricane damage guide for storm chaser warning signs.
• Assignment of Benefits (AOB) requests before the inspection — this transfers your claim rights to the contractor
• Guaranteed claim outcomes — no honest inspector promises what insurance will pay
• No local SC address — verify they are established locally, not working from a hotel during storm season

A public adjuster works exclusively for you — not the insurance company. They inspect your roof independently, prepare their own damage estimate, and negotiate directly with your insurer on your behalf. In South Carolina, public adjusters must be licensed through the SC Department of Insurance.

Consider Hiring a Public Adjuster When:

• Your claim was denied and you have independent documentation showing covered damage
• The insurer's estimate is significantly below your contractor's estimate — a gap large enough to justify the public adjuster's fee
• You have a complex, multi-area claim involving roof, interior, structural, and landscaping damage from a major storm
• You are dealing with split coverage — separate claims to your primary insurer and the SC Wind and Hail Underwriting Association
• You do not have time to manage the process while handling temporary repairs, alternative living arrangements, and work obligations

Public Adjuster Fees in SC

Public adjusters typically charge a percentage of the claim settlement — often 10 to 15 percent, depending on the complexity and timing (fees may be higher for reopened or denied claims). SC regulations require the fee structure to be disclosed in writing before you sign an engagement agreement. Calculate whether the expected increase in claim payout exceeds the fee before committing.

How to Verify a Public Adjuster's License

• Confirm they are licensed through the SC Department of Insurance — out-of-state public adjusters must hold a valid SC license to operate here
• Check for consumer complaints filed with the SC DOI
• Ask for references from recent SC roof damage claims they have handled
• Verify they carry errors and omissions insurance

If your standard insurer dropped wind and hail coverage — increasingly common in coastal Horry County — your wind protection may come through the SC Wind and Hail Underwriting Association, also called the "wind pool." This creates a split-coverage situation that complicates your claim process.

How Split Coverage Works

With split coverage, you have two separate policies covering different perils:

• Primary policy (standard insurer): Covers fire, theft, liability, water damage from non-wind sources, and other standard perils. Does NOT cover wind or hail.
• Wind pool policy (SC Wind and Hail Association): Covers wind and hail damage exclusively — including hurricane wind damage to your roof.

What This Means for Roof Claims

After a storm, you may need to file two separate claims. Wind damage to the roof goes to the wind pool. Water damage to the interior caused by rain entering through the wind-damaged roof may go to your primary insurer. Each policy has its own deductible, its own adjuster, and its own process. Your roof inspector must document damage in a way that clearly attributes each type of damage to the correct cause and policy.

Key Differences from Standard Claims

• The wind pool has its own deductible structure and claims process
• Claims processing timelines may differ between your two insurers
• Your contractor's documentation must clearly separate wind damage from non-wind damage
• Coordination between two insurers can create delays — be proactive with follow-ups

If you have wind pool coverage, tell your roofing inspector before the inspection so they can document accordingly. WeatherShield has experience working with both standard insurers and the SC Wind and Hail Association. Call (843) 877-5539 to schedule a free inspection.

At WeatherShield Roofing, every insurance-related roof inspection is free, with no obligation and no strings attached. We have built our reputation on honest assessments — if your roof does not need replacing, we tell you.

What Our Free Inspection Includes

• Complete roof-walk inspection — every slope, ridge, valley, penetration, and flashing point
• Photo documentation — wide, medium, and close-up shots of every damage area, formatted for insurance claims
• Damage cause analysis — storm-caused versus age-related, with written justification for each area
• Interior and attic inspection — checking for water intrusion, mold, decking damage, and ventilation issues
• Written inspection report — professional documentation with roof diagrams and photo labels
• Adjuster meeting attendance — we attend the insurance adjuster's visit at no additional cost to walk the roof together and ensure a complete scope

Our Commitment to Honesty

We will never tell you that you need a new roof if a repair will solve the problem. We will never pressure you to file a claim that does not make financial sense. We will never inflate damage or promise claim outcomes we cannot control. Our 5.0-star rating with 81+ Google reviews is built on telling homeowners the truth.