Your Roof Won't Be Covered in 2026: The SC Homeowner's Survival Guide Before Your Policy Renews

Before you make any decisions about your roof, you need to understand exactly what your current insurance policy says. Most homeowners have never read their declarations page in detail. In 2026, that oversight can be extremely expensive.

Step 1: Find Your Policy Renewal Date

Check your declarations page (the summary document your insurer sends annually) for your policy period dates. If your renewal is within the next 90 days, every item on this checklist becomes urgent. If your renewal already passed and you did not review the changes, pull your current policy immediately — you may already have reduced coverage without realizing it.

Step 2: Five Things to Check on Your Declarations Page

1. Coverage A — Dwelling: Does it say "Replacement Cost Value" (RCV) or "Actual Cash Value" (ACV)? This is the single most important line on your policy. RCV means your insurer pays to replace your roof at current costs minus your deductible. ACV means they depreciate the value based on age — a 15-year-old roof might only get 40-50% of replacement cost.
2. Roof Coverage Endorsement: Look for any endorsement or rider specifically mentioning roof age, roof schedule, or roof surface coverage. Some carriers add a separate roof endorsement that changes your dwelling coverage from RCV to ACV for the roof only — while keeping the rest of your home at RCV. This is easy to miss.
3. Wind/Hail Exclusions: In coastal SC, some policies exclude wind or hail damage entirely, or carry a separate (much higher) deductible for these perils. Check for language about "wind/hail exclusion" or "cosmetic damage exclusion." Read our all-perils vs named storm deductible guide for a deep explanation.
4. Named Storm Deductible: This is different from your standard deductible. In SC, named storm deductibles are typically 2-5% of your dwelling coverage — on a $350,000 home, that is $7,000 to $17,500 out of pocket before insurance pays anything for hurricane damage. Know your number.
5. Premium Changes: Compare your current premium to last year. Increases of 15% or more are a warning sign that your carrier is re-pricing your risk — and may be preparing to non-renew or further restrict coverage at the next cycle.

Step 3: Understand RCV vs ACV — The Difference Can Be Devastating

Here is the math that catches homeowners off guard. Say your roof replacement costs $15,000 at today's prices. With a $2,500 deductible:

The ACV gap grows every year your roof ages. By the time a roof is 18-20 years old, the depreciated value may be so low that insurance effectively pays almost nothing. For a deeper breakdown, read our complete guide to the insurance coverage cliff.

Insurers use roof age as their primary risk metric. In coastal South Carolina, the age thresholds hit earlier and harder than inland areas because of our salt air, humidity, UV exposure, and hurricane risk. Here is what typically happens at each milestone — though exact policies vary by carrier.

Quick Reference: Roof Age and Insurance Impact

For details on the 20-year threshold specifically, see our guide: Will Insurance Cover Your 20-Year-Old Roof?

How to Verify Your Roof's Age

Knowing your exact roof installation date is critical. Here are the most reliable methods:

• Building permits: Contact Horry County or your city's building department. Roof replacement permits include the installation date and contractor name.
• Closing documents: If you purchased your home, the inspection report and seller's disclosure should reference roof age or installation year.
• Previous insurance inspections: Your insurer may have an inspection report on file that documents roof age.
• Professional inspection: A licensed roofer can assess materials, wear patterns, and manufacturer stamps to estimate age. WeatherShield provides this as part of our free inspection.

The Coastal Acceleration Factor

A 15-year-old roof in Myrtle Beach is not the same as a 15-year-old roof in Columbia. Coastal conditions — salt air corrosion, intense UV radiation, high humidity, and hurricane-force wind exposure — accelerate shingle degradation. Insurers know this. That is why coastal SC policies hit coverage thresholds 3-5 years earlier than identical policies inland. A roof rated for 25-30 years by the manufacturer may functionally age to insurance-threshold condition in 15-20 years on the coast.

Neighborhoods Hitting the Threshold in 2026

Based on build dates and typical roof replacement cycles, these Myrtle Beach area neighborhoods have the highest concentration of homes approaching critical insurance age thresholds right now:

• Carolina Forest (2000-2010 builds): The massive residential growth in The Farm, Avalon, Waterbridge, and surrounding subdivisions means thousands of original builder-grade roofs are now 16-26 years old. Many are hitting the 15-20 year threshold simultaneously.
• Surfside Beach (2003-2008 builds): The pre-recession building boom left many homes with roofs now 18-23 years old — deep into ACV territory for most carriers.
• North Myrtle Beach (Hugo rebuilds, 1990s-2000s): Homes rebuilt after Hurricane Hugo and during the 1990s-2000s growth period have roofs approaching or exceeding 25 years. Many of these homeowners face the most severe coverage restrictions.
• Conway (2005-2010 suburban growth): The suburban expansion east of Conway, including Carolina Forest-adjacent developments, created a wave of homes with roofs now 16-21 years old.

Here is the part most homeowners do not know about: the State of South Carolina will help pay for your roof upgrade. The SC Safe Home program, administered by the South Carolina Department of Insurance, provides grants to homeowners for wind-resistant roof retrofits and replacements. This is not a loan. It is grant money — you do not pay it back.

What Is SC Safe Home?

SC Safe Home was created by the South Carolina General Assembly to help homeowners strengthen their homes against hurricane and severe wind damage. The program provides two levels of grant funding based on the scope of your project:

Non-matching awards require no cost-share from the homeowner — the state covers the full grant amount. Matching awards require the homeowner to contribute a portion of the project cost, but the grant still covers a significant share.

Eligibility Requirements

To qualify for a SC Safe Home grant, you generally need to meet these criteria:

• Own a site-built, single-family home in South Carolina (primary residence)
• Home must be insured
• Home must be located in an eligible area (coastal counties including Horry County qualify)
• The retrofit or replacement must meet SC Safe Home program standards
• Work must be performed by a qualified contractor

How to Apply: Step by Step

1. Visit the SC Safe Home website through the South Carolina Department of Insurance (doi.sc.gov) to review current program guidelines and application windows.
2. Gather your documentation: Proof of homeownership, current insurance policy, property tax records, and home photos.
3. Get a professional assessment: A qualified contractor evaluates your home and determines what retrofits are needed to meet program requirements.
4. Submit your application during an open enrollment period. Applications are reviewed on a first-come, first-served basis — early submission is critical.
5. If approved, complete the work using a qualified contractor within the program timeline.
6. Submit completion documentation to receive your grant disbursement.

FORTIFIED vs Non-FORTIFIED Grants

The highest grant amounts ($7,500 non-matching) go to projects that achieve IBHS FORTIFIED designation. FORTIFIED roofs meet a higher standard of wind resistance verified by independent inspection. If you are replacing your roof anyway, upgrading to FORTIFIED standards can cost relatively little more while qualifying you for the maximum grant — and ongoing insurance discounts.

If there is a single upgrade that delivers the best return on investment for coastal SC homeowners, it is IBHS FORTIFIED roof certification. FORTIFIED is a national program developed by the Insurance Institute for Business and Home Safety (IBHS) that designates homes built or retrofitted to resist specific natural hazards — particularly high winds and hurricanes.

Understanding the FORTIFIED Levels

FORTIFIED offers three designation levels, each building on the previous one:

• FORTIFIED Roof (Bronze): Focuses on the roof system — the most vulnerable part of any home in a hurricane. Covers roof deck attachment, sealed roof deck, roof covering, and edge and flashing protection. This is the most common and cost-effective starting point.
• FORTIFIED Silver: Adds protection for openings — impact-rated windows, doors, skylights, and garage doors.
• FORTIFIED Gold: Adds continuous load path — structural connections from roof to foundation. Maximum protection level.

For most homeowners, FORTIFIED Roof (Bronze) is the sweet spot. It delivers the bulk of the insurance savings at the lowest incremental cost, and it is the level that aligns with SC Safe Home's highest grant tier.

Insurance Premium Savings

Industry data shows that FORTIFIED-designated homes can qualify for significant insurance premium reductions. While exact discounts vary by carrier and policy, research from IBHS and state insurance departments indicates:

• FORTIFIED Roof designation: potential premium reductions of 15-30% on wind/hurricane coverage
• FORTIFIED Silver: potential reductions of 25-45%
• FORTIFIED Gold: potential reductions of 35-55%
• These savings are annual and ongoing for the life of the designation (re-certification required every 5 years)

When you combine a FORTIFIED Roof designation with a new roof that resets your age-based coverage to RCV, the financial impact is substantial. Many homeowners find that the annual premium savings cover a significant portion of the roof replacement cost over the first 5-10 years.

How FORTIFIED Works With SC Safe Home Grants

This is where the math gets very compelling for Myrtle Beach homeowners:

1. SC Safe Home Resilient Mitigation Award: Up to $7,500 toward your FORTIFIED roof
2. New roof resets insurance age clock: Your coverage reverts to RCV
3. FORTIFIED designation: Qualifies for ongoing premium reductions
4. Impact-resistant shingles: Additional premium discounts from many carriers (see our Class 4 impact-resistant shingles guide)

The grant offsets a portion of the upfront cost. The insurance savings reduce your ongoing costs. And you get a roof built to a higher standard that better protects your home and family during hurricane season.

What the Certification Process Involves

FORTIFIED certification is not just about materials — it is about verified installation practices:

1. Pre-construction evaluation: A FORTIFIED evaluator assesses your home and creates a retrofit plan
2. Qualified contractor performs the work: Installation must follow FORTIFIED standards exactly
3. Independent inspection: A trained FORTIFIED evaluator (separate from the contractor) verifies every element of the installation
4. Designation issued: Upon passing inspection, your home receives its FORTIFIED designation certificate
5. Present to insurer: Your FORTIFIED certificate qualifies you for applicable premium discounts

Knowing what to do is only half the battle. Knowing when to do it determines whether you succeed. Here is your month-by-month timeline from right now through hurricane season, with specific action items for each phase.

February 2026: Assess and Plan

This is your planning month. Every action here sets up your success for the rest of the timeline.

• Audit your insurance policy using the checklist in Section 1 above. Identify your renewal date, coverage type (RCV/ACV), and deductible structure.
• Schedule a free roof inspection with WeatherShield. Get a professional condition assessment and insurance eligibility report. Call (843) 877-5539.
• Research SC Safe Home grants. Visit the SC Department of Insurance website. Check current application windows and eligibility requirements.
• Call your insurance agent. Ask about your current roof coverage, upcoming changes at renewal, and what discounts are available for a new roof or FORTIFIED designation.
• Document your roof's current condition. Take dated photos of all roof surfaces, flashing, gutters, and any visible wear. This creates a baseline record.

March 2026: Apply and Quote

With your assessment complete, March is about securing funding and getting firm numbers.

• Apply for SC Safe Home grant if an application window is open. Early application is critical — funds are limited and awarded first-come, first-served.
• Get replacement quotes. Obtain at least 2-3 written estimates. Make sure at least one includes FORTIFIED certification pricing so you can compare the incremental cost.
• Compare insurance carriers. If your current carrier has shifted to ACV or is pricing you out, get quotes from other carriers. Some still offer RCV for well-maintained roofs — especially with a professional inspection report showing good condition.
• Make your decision. Based on your policy audit, inspection results, grant eligibility, and replacement quotes, decide your path: replace now, strategic maintenance, or insurance shopping.

April-May 2026: Execute

This is the optimal replacement window — and the last comfortable one before hurricane season.

• Schedule your roof replacement. Spring is the shoulder season — better contractor availability and scheduling flexibility compared to the post-hurricane rush.
• If going FORTIFIED, ensure your contractor has scheduled the pre-construction evaluation and the independent post-installation inspection.
• Notify your insurer. Once your new roof is installed, immediately contact your insurance agent with the completion documentation, material specifications, and FORTIFIED certificate (if applicable). Request your premium adjustment.
• Update your policy. Confirm in writing that your coverage has been updated to reflect the new roof. Verify RCV coverage is in place.

June 1, 2026: Hurricane Season Begins

Ongoing: Document Everything

• Keep all receipts, contracts, permits, and inspection reports in a secure, accessible location
• Photograph your roof annually (or after any significant storm)
• Maintain records of any repairs or maintenance performed
• Keep your FORTIFIED certification current (re-certification every 5 years)
• Review your insurance policy at every renewal — do not assume coverage stays the same

When you replace your roof matters almost as much as how you replace it. Strategic timing can mean the difference between a smooth, well-priced project and an expensive, stressful emergency.

Why Winter and Spring Are the Best Time to Replace

January through May is the optimal window for roof replacement in the Myrtle Beach area for several reasons:

• Contractor availability: Roofing crews are less booked during winter and early spring. You get more scheduling flexibility and often faster project completion.
• Weather windows: While SC winters can have rain, the absence of extreme heat makes installation conditions better for both workers and materials. Shingle sealant strips activate properly in moderate temperatures.
• Pre-hurricane completion: Finishing before June 1 means your new roof is in place for the entire hurricane season.
• Insurance timing: A new roof installed before your spring renewal date lets you negotiate your new policy with a zero-age roof.

Proactive Replacement vs Emergency Replacement

Homeowners who replace their roof proactively — on their own timeline, with competitive bids and planning — consistently achieve better outcomes than those forced into emergency replacement after storm damage:

Replace BEFORE Your Policy Renews

This is a critical strategic point. If your insurer is planning to shift your roof to ACV at your next renewal, replacing before that renewal date means you can present your new roof to your carrier and negotiate continued RCV coverage — or shop other carriers with a brand-new roof. A new roof is the strongest negotiating position you can have with any insurer.

FORTIFIED Upgrade During Replacement

If you are already replacing your roof, the incremental cost to upgrade to FORTIFIED standards is relatively modest compared to the total project cost. The main additional elements — sealed roof deck, enhanced flashing, and ring-shank nails — add value that extends far beyond insurance savings. You get a roof that is genuinely more resistant to the storms that hit our coast.

Financing Options Available

A roof replacement is a significant investment. WeatherShield works with homeowners to explore available financing options that can make the project manageable. Combined with SC Safe Home grants and insurance premium savings, the net cost may be more accessible than you expect. Call (843) 877-5539 to discuss your specific situation and options.

Not every homeowner can replace their roof immediately. That is a reality. But even if full replacement is not possible right now, there are meaningful steps you can take to protect yourself and improve your insurance position.

Strategic Repairs to Extend Roof Life

Targeted repairs can address the most vulnerable points on your roof and demonstrate active maintenance to your insurer:

• Flashing repairs: Deteriorated flashing around vents, chimneys, and roof-to-wall transitions is one of the most common leak sources. Replacing failing flashing is a relatively affordable repair with high impact.
• Ventilation improvements: Proper attic ventilation extends shingle life by reducing heat and moisture buildup. Adding ridge vents or replacing failing soffit vents can add years to your roof.
• Targeted shingle replacement: If specific areas show damage or wear while the rest of the roof is still sound, replacing those sections can extend overall roof life and improve its appearance for insurance inspection.
• Gutter maintenance: Clean, properly functioning gutters prevent water backup that damages fascia, soffit, and roof edges.
• Sealant and caulking: Re-sealing exposed nail heads, pipe boots, and flashing edges prevents water infiltration at low cost.

Document Maintenance for Insurance Leverage

Every repair you make should be documented with dated photos, receipts, and contractor records. When you present this maintenance history to your insurer, it demonstrates that your roof is actively maintained — not neglected. Some carriers may offer more favorable terms for well-documented, well-maintained roofs even beyond their typical age thresholds. Documentation is your evidence of responsibility.

Shop Specialty Insurers

If your standard carrier has shifted you to ACV or is non-renewing, do not just accept the first alternative quote. The surplus lines market and specialty coastal insurers sometimes offer more competitive options for older roofs — particularly if you can provide professional documentation of good roof condition. An independent insurance agent (not captive to one company) can shop the market on your behalf.

Start Saving: SC Catastrophe Savings Account

South Carolina offers a Catastrophe Savings Account — a tax-advantaged savings vehicle specifically designed for hurricane and catastrophe preparedness expenses. Contributions grow tax-free when used for qualifying expenses, including deductible payments, temporary repairs, and other hurricane-related costs. Even if you cannot replace your roof immediately, building this savings cushion provides financial protection.

Get a Free Inspection to Know Where You Stand

The worst position is not knowing. A professional inspection tells you exactly where your roof stands — remaining life expectancy, current condition, specific vulnerabilities, and whether repairs or full replacement is the right call. This information empowers every other decision.