Understanding Storm and Flood Risks in the Grand Strand

Living along the Grand Strand means accepting that hurricanes, tropical storms, and flooding are part of coastal life. From Myrtle Beach to Pawleys Island, every community in this region faces weather events that can cause significant property damage. Understanding these risks and ensuring you have proper insurance coverage before storm season arrives protects your home, your belongings, and your financial security.

The Grand Strand's location along the South Carolina coast places it directly in the path of Atlantic hurricanes. While not every season brings a direct hit, the cumulative effect of tropical systems, heavy rainfall, and coastal flooding affects property owners throughout Horry and Georgetown Counties. Preparing now, before a storm is in the forecast, gives you time to review coverage, address gaps, and ensure your family can recover quickly when weather strikes.

Types of Storm Threats in Coastal South Carolina

Different weather events create different types of damage, and insurance policies respond differently to each. Understanding what threatens your property helps you select coverage that addresses your actual risks.

Hurricanes and Tropical Storms

Hurricanes bring the combination of high winds, heavy rain, and storm surge that causes the most catastrophic damage along the coast. Category 1 storms with winds of 74 to 95 miles per hour can damage roofs, siding, and windows. Major hurricanes with winds exceeding 111 miles per hour can destroy structures entirely.

The Grand Strand has experienced significant hurricane impacts including Hugo in 1989, which devastated much of the South Carolina coast, and more recent storms like Florence in 2018 and Isaias in 2020. Even storms that make landfall elsewhere can bring tropical storm force winds, heavy rain, and flooding to the Myrtle Beach area.

Wind and Hail Damage

Severe thunderstorms outside of hurricane season regularly produce damaging winds and hail. Summer storms can generate winds exceeding 60 miles per hour and hailstones large enough to damage roofs, vehicles, and outdoor property. These events occur more frequently than hurricanes and cause cumulative damage over time.

Roof damage from wind and hail often goes unnoticed until leaks develop or insurance inspectors identify problems during policy renewals. Regular roof inspections after significant storms help identify damage while it remains claimable.

Coastal Flooding

Flooding in the Grand Strand occurs through multiple mechanisms, each presenting different risks:

• Storm surge: Ocean water pushed inland by hurricane winds can inundate coastal areas with several feet of water, causing catastrophic damage to oceanfront and near-ocean properties
• Heavy rainfall: Tropical systems and summer thunderstorms can drop inches of rain in hours, overwhelming drainage systems and flooding streets and homes
• King tides: Exceptionally high tides, particularly during fall months, cause flooding in low-lying areas even without storm activity
• Sunny day flooding: Rising sea levels contribute to flooding during normal high tides in some coastal areas
• River flooding: The Waccamaw River and Intracoastal Waterway can overflow during prolonged rain events, affecting inland communities like Conway

Critically, standard homeowners insurance does not cover flood damage regardless of the source. Protecting against flooding requires separate flood insurance coverage.

What Standard Homeowners Insurance Covers

Understanding what your homeowners policy covers and excludes helps you identify gaps that require additional protection. Standard HO-3 policies provide broad coverage but contain important limitations for coastal property owners.

Wind Damage Coverage

Most homeowners policies cover wind damage from hurricanes and severe storms. This includes roof damage, broken windows, siding damage, and structural harm caused by wind. Your dwelling coverage pays to repair or rebuild damaged portions of your home, while personal property coverage addresses belongings damaged when wind compromises your home's envelope.

However, wind coverage in coastal areas often comes with separate hurricane deductibles that are significantly higher than standard deductibles. Understanding how these deductibles work is essential for Grand Strand homeowners.

What Homeowners Insurance Excludes

Standard homeowners policies contain exclusions that matter significantly for coastal properties:

• Flood damage: Water rising from the ground, including storm surge, river overflow, and heavy rain flooding, is excluded entirely
• Earth movement: Damage from mudslides or ground settling after flooding is typically excluded
• Neglect: Damage that worsens because you failed to protect your property after initial storm damage may not be covered
• Ordinance or law: Costs to bring your home up to current building codes during repairs may not be covered without an endorsement

The flood exclusion is particularly important because storm surge, the most destructive element of many hurricanes, is classified as flooding. A hurricane could destroy your home with storm surge, and your homeowners policy would pay nothing for that damage without separate flood coverage.

Hurricane Deductibles Explained

Coastal homeowners policies typically include hurricane deductibles that function differently from standard deductibles. Understanding how these work prevents surprises when filing claims after storms.

How Hurricane Deductibles Work

Standard deductibles are flat dollar amounts, such as $1,000 or $2,500, that you pay before insurance coverage begins. Hurricane deductibles are typically calculated as a percentage of your dwelling coverage amount.

For example, if your home is insured for $300,000 and your policy includes a 2% hurricane deductible, you would pay the first $6,000 of hurricane damage before coverage applies. Percentage deductibles commonly range from 1% to 5% in coastal South Carolina, meaning deductibles of $3,000 to $15,000 on a $300,000 home.

When Hurricane Deductibles Apply

Hurricane deductibles typically apply when the National Weather Service issues a hurricane watch or warning for your area, regardless of whether the storm actually makes landfall nearby. The triggering conditions vary by policy, so reviewing your specific policy language matters.

Some policies apply hurricane deductibles for any named storm, including tropical storms. Others apply them only for declared hurricanes. Knowing your policy's trigger helps you understand your exposure during storm season.

Managing Hurricane Deductible Costs

Higher percentage deductibles reduce premiums but increase your out-of-pocket costs after storms. When selecting coverage, consider:

• Can you afford to pay the full hurricane deductible if a storm damages your home?
• Would a lower percentage deductible be worth the additional premium cost?
• Do you have savings set aside specifically for potential hurricane deductible costs?

Some homeowners establish dedicated savings accounts to cover potential hurricane deductibles, treating these funds as part of their storm preparedness plan.

Flood Insurance for the Grand Strand

Separate flood insurance is essential for Grand Strand property owners. Whether you live oceanfront in Myrtle Beach, along the Intracoastal Waterway in Little River, or inland in Conway, flooding can affect your property.

National Flood Insurance Program

The National Flood Insurance Program administered by FEMA provides flood coverage to property owners in participating communities. All Grand Strand communities participate in the NFIP, making coverage available to homeowners, renters, condo owners, and business owners.

NFIP policies provide up to $250,000 in building coverage and $100,000 in contents coverage for residential properties. Commercial properties can obtain up to $500,000 for building and $500,000 for contents. These limits may be insufficient for higher-value properties, requiring excess flood coverage from private insurers.

Private Flood Insurance

Private insurers increasingly offer flood coverage that can supplement or replace NFIP policies. Private flood insurance may provide higher coverage limits, replacement cost coverage for contents, and additional coverages like loss of use that NFIP policies exclude.

For properties with values exceeding NFIP limits or owners wanting broader coverage, private flood insurance offers important options. For detailed information on flood insurance options, coverage limits, and how to determine your flood zone, read our comprehensive guide on flood insurance in Myrtle Beach.

The 30-Day Waiting Period

NFIP flood insurance policies include a 30-day waiting period before coverage takes effect. You cannot purchase flood insurance when a storm is approaching and expect coverage for that event. This waiting period makes purchasing flood insurance before hurricane season essential rather than optional.

Limited exceptions to the waiting period exist for new home purchases and some lending situations, but planning ahead remains the only reliable way to ensure coverage is in place when you need it.

Flood Zones in Horry and Georgetown Counties

FEMA flood maps designate areas based on flood risk. High-risk zones, designated with letters beginning with A or V, face the greatest flood exposure. Properties in these zones with federally-backed mortgages must carry flood insurance.

However, flooding does not respect zone boundaries. Approximately 25% of flood claims come from properties outside high-risk zones. The Grand Strand's flat terrain, high water table, and intense summer rainfall mean that properties in moderate and low-risk zones still face meaningful flood exposure.

You can check your property's flood zone designation at the FEMA Flood Map Service Center.

Wind and Hail Coverage Options

Securing adequate wind coverage in coastal South Carolina can be challenging. Understanding your options helps ensure your home has appropriate protection.

Standard Market Wind Coverage

Many national and regional insurers provide wind coverage as part of standard homeowners policies in the Grand Strand. These policies typically include the hurricane deductibles discussed above but provide comprehensive wind protection through a single policy.

Preferred insurers with strong financial ratings offer the best combination of coverage and claims service. Working with an independent agent who represents multiple carriers helps identify which insurers offer wind coverage for your specific property.

The South Carolina Wind and Hail Underwriting Association

The South Carolina Wind and Hail Underwriting Association, commonly called the Wind Pool, provides wind and hail coverage for properties that cannot obtain coverage in the standard market. This residual market insurer exists as a last resort for coastal property owners.

Wind Pool policies cover only wind and hail damage. Property owners with Wind Pool coverage must also maintain a separate homeowners policy that excludes wind, creating a more complex and often more expensive insurance arrangement.

Properties close to the ocean, older homes, and those with certain roof types may require Wind Pool coverage when standard insurers decline to provide wind protection. However, the Wind Pool should be considered only when standard market options are unavailable, as coverage is typically more limited and claims service may differ from standard insurers.

Protecting Different Property Types

Storm preparedness varies based on what type of property you own. Different insurance products address different ownership situations.

Single-Family Homes

Homeowners need coordinated coverage including a homeowners policy with adequate wind protection, separate flood insurance, and sufficient dwelling coverage to rebuild at current construction costs. Review your dwelling coverage annually to ensure it keeps pace with construction cost increases.

For more information on protecting your coastal home, see our guide to Myrtle Beach home insurance.

Condominiums

Condo owners face unique storm preparedness challenges because coverage responsibility splits between the HOA master policy and individual unit owner policies. Understanding what your association's policy covers helps you purchase appropriate HO-6 coverage for your unit.

Key questions for condo owners before storm season:

• Does the master policy cover the building structure including exterior walls, roof, and common areas?
• Does the master policy include flood coverage, and if so, for what amount?
• What hurricane deductible applies to the master policy, and how would special assessments be allocated?
• Does your HO-6 policy include loss assessment coverage for special assessments after storms?

Our comprehensive condo insurance guide provides detailed information on coordinating coverage between master policies and unit owner policies.

Rental Properties

Landlords need dwelling fire policies or landlord-specific coverage that addresses the property itself. Tenants remain responsible for their personal belongings and should maintain renters insurance with appropriate limits.

Short-term vacation rentals require specialized coverage that addresses the unique risks of transient occupancy. Standard homeowners or landlord policies typically exclude or limit coverage for properties rented on a short-term basis.

Businesses

Commercial properties require business insurance with adequate coverage for buildings, contents, and business interruption. Storms that damage commercial property can interrupt operations for weeks or months, making business interruption coverage essential for financial survival.

Commercial flood insurance through the NFIP or private markets protects business property against flooding. Limits and coverage details differ from residential policies, requiring careful review with your agent.

Protecting Vehicles During Storms

Comprehensive auto insurance covers vehicle damage from hurricanes, flooding, hail, and fallen trees. Unlike homeowners insurance, auto comprehensive coverage includes flood damage without requiring a separate policy.

If your vehicle is damaged by rising water, wind-blown debris, or a tree falling during a storm, comprehensive coverage pays for repairs or replacement minus your deductible. Comprehensive claims for weather events typically do not increase your rates since these incidents are not your fault.

Vehicles represent significant assets for most families. Maintaining comprehensive coverage during storm season protects this investment when severe weather strikes.

Before Hurricane Season: Insurance Preparation

Taking time before hurricane season to review and organize your insurance puts you in the strongest position when storms threaten.

Review Your Policies

Pull out your homeowners, flood, and auto insurance policies and review key details:

• Dwelling coverage: Is your home insured for its full replacement cost at current construction prices?
• Hurricane deductible: What percentage applies, and what dollar amount would you owe after a hurricane?
• Flood coverage: Do you have flood insurance, and are limits adequate for your property value?
• Personal property: Does your contents coverage reflect the actual value of your belongings?
• Additional living expenses: How long would coverage pay for temporary housing if your home becomes uninhabitable?

Document Your Property

Create a comprehensive home inventory before a storm makes documentation impossible. Walk through your home with a video camera or smartphone, recording each room and its contents. Open closets, cabinets, and drawers to capture stored items.

For valuable items, photograph serial numbers, appraisals, and receipts. Store this documentation in cloud storage, with a trusted family member out of the area, or in a safe deposit box where it will survive if your home is damaged.

This documentation proves invaluable when filing claims. Insurance adjusters cannot dispute the existence or condition of items you documented before the storm.

Understand Your Coverage

Contact your agent with questions before storm season rather than after damage occurs. Clarify how your policies respond to different scenarios:

• If wind blows off part of your roof and rain damages the interior, which policy responds?
• If storm surge floods your first floor, does any coverage apply?
• If you must evacuate and your home sustains no damage, does insurance cover your evacuation costs?
• If a tree falls on your car in the driveway, which policy covers the damage?

Address Coverage Gaps

If your review reveals inadequate coverage, address gaps before storm season. Remember that flood insurance has a 30-day waiting period, so purchasing coverage in June ensures protection is active when peak hurricane season arrives in August and September.

Common gaps to address include insufficient dwelling coverage, missing flood insurance, inadequate loss assessment coverage for condo owners, and low personal property limits that would not replace your belongings.

When a Storm Threatens

Once a storm enters the forecast, your insurance options become limited. Focus instead on protecting your property and preparing for potential claims.

Protect Your Property

Take reasonable steps to prevent damage:

• Bring outdoor furniture, decorations, and loose items inside
• Install hurricane shutters or board windows if you have supplies
• Clear gutters and drains to reduce flooding risk
• Trim dead branches that could fall on structures
• Move vehicles to higher ground if flooding is expected
• Turn off propane tanks and unplug electronics

Your insurance policy requires you to take reasonable steps to protect your property. Failing to do so can affect claim outcomes.

Gather Important Documents

Collect insurance policies, identification, financial documents, and medical records. Take these with you if you evacuate or store them in waterproof containers if you shelter in place.

Know Your Evacuation Zone

Horry and Georgetown Counties have designated evacuation zones. Know your zone and follow evacuation orders when issued. Your safety matters more than any property, and insurance can help you rebuild what storms destroy.

After the Storm: Filing Claims

How you handle the immediate aftermath of storm damage affects your claim outcome. Methodical documentation and prompt reporting produce better results.

Document Everything

Before moving debris or making repairs, document all damage thoroughly:

• Photograph and video all damaged areas from multiple angles
• Include wide shots showing context and close-ups showing detail
• Document water lines on walls if flooding occurred
• Photograph damaged personal property before discarding
• Keep damaged items when practical until an adjuster inspects
• Save receipts for any emergency repairs or expenses

Make Emergency Repairs

You can and should make temporary repairs to prevent further damage. Covering a damaged roof with a tarp, boarding broken windows, and removing water to prevent mold growth are appropriate emergency measures.

Keep receipts for emergency repair materials and document the damage before making repairs. Your policy covers reasonable emergency repair costs as part of your claim.

Report Claims Promptly

Contact your insurance companies as soon as safely possible after a storm. Most insurers have dedicated catastrophe claims lines that activate after major storms. Report claims to:

• Your homeowners insurer for wind and storm damage
• Your flood insurance carrier for flood damage
• Your auto insurer if vehicles were damaged

If both wind and flood damaged your property, you may need to file claims with multiple insurers. Keep each claim separate and provide documentation specific to each type of damage.

Work with Adjusters

Insurance adjusters will inspect your property to assess damage. Be present during inspections when possible to point out all damage and answer questions. Adjusters handling catastrophe claims may be from out of state and unfamiliar with local construction methods and costs.

If you disagree with an adjuster's assessment, you have options. You can request a re-inspection, provide additional documentation, or hire a public adjuster to advocate on your behalf. Your agent can help you understand the appeals process if initial claim determinations seem inadequate.

Keep Records

Maintain a file with all claim-related documentation including:

• Claim numbers and adjuster contact information
• Dates and summaries of all communications
• Copies of all documents you submit
• Receipts for all expenses related to the loss
• Repair estimates and contractor agreements

Flood Insurance Claims

Flood insurance claims follow specific procedures that differ from standard homeowners claims. Understanding these requirements helps ensure fair treatment.

Proof of Loss Requirement

NFIP policies require you to submit a signed Proof of Loss form within 60 days of the flood. This document is a sworn statement of the damage you are claiming. Missing this deadline can result in claim denial.

Adjusters typically help prepare Proof of Loss forms, but the responsibility to submit them remains yours. Track this deadline carefully and follow up if you have not received and signed your Proof of Loss within 60 days.

Separating Flood and Wind Damage

When both flooding and wind damage your property, determining which damage came from which cause affects which insurance policy pays. Water damage below the flood line typically goes to flood insurance. Wind damage and water damage from wind-driven rain through openings created by wind typically goes to homeowners insurance.

Document the sequence of damage when possible. Photos taken as the storm progressed showing wind damage before flooding can help establish which policy should respond to specific damage.

Building a Relationship with Your Agent

Working with a knowledgeable local agent before, during, and after storms provides advantages that online insurance purchases cannot match. A Myrtle Beach insurance agent who knows your property, understands your coverage, and advocates for your interests adds value that matters most when you need to file claims.

Moore and Associates has helped Grand Strand property owners prepare for and recover from storms since 1979. Our agents live in the communities we serve and understand the specific risks coastal South Carolina properties face. We help you build comprehensive coverage before storm season and support you through the claims process when weather strikes.

Get Storm-Ready Insurance in Myrtle Beach, South Carolina

Our insurance agents serve Myrtle Beach, South Carolina and surrounding areas including North Myrtle Beach, Little River, Atlantic Beach, Conway, Carolina Forest, Surfside Beach, Garden City, Murrells Inlet, Litchfield, Pawleys Island, and Georgetown. Contact Moore and Associates today to review your coverage and ensure your property is protected before the next storm arrives.