Vacant Property Insurance in Myrtle Beach, SC

What Is Vacant Property Insurance?

Vacant property insurance is specialized coverage for homes and buildings that sit empty. Standard homeowners policies contain vacancy clauses that exclude or severely limit coverage once a property has been unoccupied for 30 to 60 days. After that window closes, you're exposed—no coverage for vandalism, water damage, or liability claims until someone moves back in or you secure a vacant property policy.

Properties become vacant for many reasons: you inherited a home and need time to settle the estate, you're renovating before selling, you relocated for work and haven't sold yet, or you're between tenants on a rental property. Whatever the circumstance, vacant property insurance fills the coverage gap your standard policy creates.

Why Myrtle Beach Property Owners Need Vacant Property Insurance

Empty properties face risks occupied homes don't. Without daily activity to deter trouble or catch problems early, damage escalates quickly. Myrtle Beach's coastal climate adds additional concerns. Here's why vacant property insurance matters:

• Your homeowners policy stops covering vacancy. Most policies exclude claims on properties vacant more than 30 to 60 consecutive days. That exclusion applies even if you're still paying premiums—you just won't collect when you file a claim.


• Vandalism targets empty properties. Vacant homes attract break-ins, graffiti, and intentional damage. Vandals know no one is watching, and empty properties along the Grand Strand are easy to identify.


• Small problems become expensive disasters. A minor roof leak or slow pipe drip goes unnoticed for weeks in an empty house. By the time someone checks, water damage has spread through ceilings, walls, and flooring. Mold follows quickly in Myrtle Beach's humid climate.


• Liability exposure continues. If a trespasser is injured on your vacant property, or a delivery person trips on broken steps, you're potentially liable. Vacant property insurance maintains liability protection when your homeowners policy won't.


• Lenders may require it. If you have a mortgage on a vacant property, your lender likely requires continuous insurance coverage. Without proper vacant property insurance, you risk violating your loan terms.


• Coastal weather doesn't wait. Hurricane season brings risks whether your property is occupied or not. An empty home damaged by wind or flooding still needs coverage to rebuild.

What Does Vacant Property Insurance Cover?

Vacant property insurance provides protection tailored to the risks empty buildings face. Coverage varies by carrier, but most policies include:

Building Coverage

The structure itself—walls, roof, foundation, and built-in systems—is covered against fire, wind, lightning, and other named perils. This is the core of any vacant property policy, protecting your investment in the physical building whether it's in North Myrtle Beach, Conway, or anywhere along the South Carolina coast.

Vandalism and Malicious Mischief

Empty properties are vandalism magnets. Vacant property insurance covers damage from break-ins, graffiti, and intentional destruction—losses your homeowners policy specifically excludes during vacancy.

Liability Protection

If someone is injured on your vacant property, liability coverage pays for medical expenses, legal defense, and settlements. This protection is critical even when no one is living there—arguably more critical, since you're not present to maintain safe conditions or warn visitors of hazards.

Limited Water Damage Coverage

Water damage is the most common and expensive risk for vacant properties. Coverage varies significantly between policies—some cover burst pipes, others exclude water damage entirely. In Myrtle Beach's freeze-thaw cycles during winter months, pipe bursts are a real concern in unheated vacant homes. Ask specifically about water damage coverage when comparing policies.

What Vacant Property Insurance Typically Excludes

Vacant property policies are more restrictive than standard homeowners coverage. Common exclusions include theft (when there's nothing to steal, this is less relevant), glass breakage, and certain water damage scenarios. Coverage is often written on a named-peril basis rather than the open-peril format of standard homeowners policies. Understanding these limitations helps you take appropriate precautions.

Vacant vs. Unoccupied: Why the Difference Matters

Insurance distinguishes between vacant and unoccupied properties:

Vacant means the property is empty—no people living there and no furnishings inside. A house cleared out after the owners moved, or a property gutted for renovation, is vacant.

Unoccupied means no one is currently living there, but the property remains furnished and ready for occupancy. A snowbird's winter home in Pawleys Island or a house whose owners are traveling for several months is unoccupied, not vacant.

This distinction matters because vacant properties carry higher risk. Empty buildings attract more vandalism and problems go undetected longer. Some homeowners policies treat extended unoccupancy differently than true vacancy. Review your policy language carefully, and contact your agent before leaving any property empty for more than a few weeks.

Common Situations Requiring Vacant Property Insurance

Property owners in the Myrtle Beach area commonly need vacant property coverage during:

Estate settlements: Inherited properties often sit vacant for months while families work through probate, decide what to do with the home, and prepare it for sale. A vacant property policy bridges the gap until the property transfers or someone moves in.

Renovations and flips: Investors renovating properties in Surfside Beach, Murrells Inlet, or Georgetown need coverage during construction. Standard policies and builder's risk policies may not apply to properties you own but aren't occupying.

Properties listed for sale: If you've already moved to your new home but your previous house remains on the market, vacancy coverage prevents a gap in protection.

Relocation: Job transfers and military relocations leave properties empty while owners decide whether to sell or rent. Vacant property insurance maintains coverage during the transition.

Seasonal properties between uses: Second homes in Litchfield or Atlantic Beach that sit empty for extended periods—beyond typical vacation absence—may need vacancy coverage during off-seasons.

How Much Does Vacant Property Insurance Cost in South Carolina?

Vacant property insurance costs more than standard homeowners coverage—often significantly more. Premiums reflect the elevated risk empty properties present. Expect to pay roughly two to three times what occupied coverage would cost, though rates vary based on:

• Property value and location


• Length of expected vacancy


• Condition and security features of the building


• Coverage limits and deductibles selected


• Reason for vacancy (renovation vs. awaiting sale vs. estate settlement)

Higher costs are the tradeoff for maintaining any coverage at all. Without vacant property insurance, you have no protection—a total loss from fire or major storm damage would fall entirely on you.

Moore & Associates can compare vacant property options from multiple carriers to find reasonable rates for your situation.

Why Choose Moore & Associates for Vacant Property Insurance

Moore & Associates has served Myrtle Beach and the South Carolina coast since 1979. As an independent insurance agency, we access vacant property coverage from multiple carriers—not just one company with limited appetite for vacancy risk.

Our local agents understand the situations that leave Myrtle Beach properties empty, from estate settlements to renovation projects to relocation gaps. We'll find coverage that protects your property during vacancy and help you transition back to standard coverage when occupancy resumes.

Get a Vacant Property Insurance Quote in Myrtle Beach, South Carolina

Our vacant property insurance agents serve Myrtle Beach, South Carolina and surrounding areas including North Myrtle Beach, Atlantic Beach, Conway, Surfside Beach, Murrells Inlet, Litchfield, Pawleys Island, and Georgetown. Contact Moore & Associates today for a free quote.