Steeped in nearly three and a half centuries of American history, Charleston offers visitors an unrivaled concentration of preserved 18th- and 19th-century architecture. Each wrought-iron gate and hand-tapered steeple has a story to tell. Tourists flock here to admire beautiful buildings and experience the continuity between past and present that defines Charleston’s enduring allure. Mt. Pleasant’s Old Village, Isle of Palms, Sullivan’s Island, Beaufort, and Hilton Head share this architectural charm, with period homes that require the same thoughtful coverage as Charleston’s landmarks.
Yet the very age and coastal location of these irreplaceable pieces of the nation’s architectural history make them vulnerable to hurricanes, floods, earthquakes, strict preservation rules, and a tightening insurance market.
Whether you own an 18th-century single house south of Broad, a Victorian duplex in Wagener Terrace, a seaside retreat on Isle of Palms, a Colonial cottage in Mt. Pleasant’s Old Village, a historic gem on Sullivan’s Island, or an antebellum home in Beaufort or Hilton Head, securing the right home insurance is as critical to stewardship as keeping the shutters painted. The strategies described in this article will help you protect both your investment and Charleston’s heritage.
Tip 1. Commission a true historic-replacement-cost appraisal
Most carrier software was built for modern tract homes, not hand-laid “Charleston Grey” brick or antique heart-pine floors. Local insurance agencies specializing in the area’s older properties routinely find that historically accurate reconstruction can run 25-50 percent higher than modern replacement costs, depending on when the home was built.
Ask a contractor or appraiser who understands historic buildings to prepare a detailed rebuild estimate and specify policy language that adds extra rebuilding coverage. This forces the insurance company to cover the full cost of restoring the home’s historic details, even if the work ends up costing more than your basic coverage amount, instead of paying only a reduced sum because the house is old.
Tip 2. Layer wind, hail, and flood coverage
Charleston, including much of the historic district, sits squarely in FEMA’s Special Flood Hazard Area. New construction and substantial property improvements after January 1, 2023, must meet stricter elevation and breakaway-wall requirements, driving rebuild costs even higher.
Because standard homeowners’ policies exclude rising water and often cap wind damage, three policies are commonly required in Charleston:
- National Flood Insurance program (NFIP) or private flood insurance. Since 2023, flood insurance rates reflect a structure’s specific elevation, distance to tidal sources, and replacement value, often increasing premiums for low-lying masonry homes.
- South Carolina Wind & Hail Underwriting Association (SCWHUA) policy. If private insurance carriers decline or limit coverage for damage from wind or hail, SCWHUA, also known as the “Wind Pool,” acts as the insurer of last resort for coastal residences and businesses.
- Excess flood or named-storm endorsements. These should be routine for high-value structures that exceed NFIP’s $250,000 building limit.
Historic homes in Mt. Pleasant’s flood-prone areas near Shem Creek or along the Intracoastal Waterway, and low-lying neighborhoods on Isle of Palms, Sullivan’s Island, Beaufort, and Hilton Head, face similar insurance challenges and may also require layered coverage.
Coordinating effective dates and deductibles across these layers can prevent costly coverage gaps when the next hurricane makes landfall in the Charleston area.
Tip 3. Budget for ordinance & law and preservation-compliance costs
Any exterior repair or alteration visible from a public right-of-way within Charleston’s Old and Historic District triggers a review by the Board of Architectural Review (BAR). The BAR can require the use of period-accurate materials (e.g., true lime mortar, hand-blown glass, and historic brick molds) that cost far more than modern substitutes.
Add or increase ordinance & law coverage, which pays the extra costs of meeting current building codes and BAR mandates after a covered loss. Charleston’s adoption of the 2021 South Carolina Building Code for Coastal A zones, plus local seismic and energy provisions, can add tens of thousands to a rebuild.
Bonus tip: Keeping digital files of BAR approvals, architectural drawings, and invoices from previous restorations can substantiate your higher insured value and speed up claims handling.
Tip 4. Don’t ignore Charleston’s earthquake risk
Most people associate seismic danger with California, but the 1886 Charleston earthquake remains the largest (magnitude 7) ever recorded in the eastern United States. Recent state studies estimate that damages from a similar event today could top $40 billion.
Standard homeowners’ policies either exclude earthquakes or carry deductibles as high as 20% of the dwelling limit. Stand-alone earthquake policies are widely available in South Carolina and can be surprisingly affordable for masonry buildings that have been retrofitted with tie-rods or wall anchors. If your historic house still bears the telltale star-shaped “earthquake bolts,” inform your insurance agent. Some carriers offer credits that lower the cost of insurance for homeowners who have taken steps to reduce risks, especially through engineered retrofits that tie floors, walls, and roofs together.
This risk extends well beyond Charleston proper—historic homes in Mt. Pleasant, Isle of Palms, Sullivan’s Island, Beaufort, and Hilton Head were impacted by the 1886 quake and remain vulnerable today.
Tip 5. Partner with local experts and document mitigation
The greater Charleston area’s insurance market is tightening, but carriers still compete for well-maintained historic homes that show proactive risk management. To present your property in the best light:
- Schedule a wind-mitigation inspection. Upgraded roof-to-wall clips, impact-rated shutters, and reinforced garage doors may qualify for significant SC Safe Home or private-carrier discounts.
- Install smart leak and fire-suppression devices. Insurers increasingly grant credits for water-shutoff valves and monitored alarms that protect irreplaceable plaster and millwork.
- Maintain a photo/video inventory. Document every mantel carving, plaster medallion, and other historic architectural details.
Work with an independent agency that insures historic properties. Firms that routinely insure historic Charleston area properties know which carriers appreciate cypress siding and which ones shy away, as well as which ones offer Guaranteed Replacement Cost coverage for historic homes in your area.
Insuring Historic Properties in The Charleston Area
Insuring a greater Charleston area landmark is equal parts research and actuarial science. Start with a realistic reconstruction appraisal, then build a policy stack that blends flood, wind, hail, earthquake, and ordinance coverage tailored to your address. Consult preservation-minded agents, document every upgrade, and stay ahead of evolving building codes and flood-zone maps. By treating insurance as a key aspect of stewardship, you’ll safeguard not only your financial stake but also the Lowcountry’s living history for the next generation of Charlestonians to cherish.
Why Choose Crosby Insurance Group?
At Crosby Insurance Group, our expert agents offer personalized one-on-one service to address your specific needs. Agents will guide you through insurance options to find the best possible coverage for your home.
In the unfortunate event that you need to file a claim, we will do everything in our power to make sure you receive complete recovery in a reasonable amount of time. We will work with you to see that you get fair, prompt payment.
Some reasons to work with us are:
- Local Expertise: With extensive experience in the greater Charleston area, we have in-depth knowledge of the local risks homeowners face.
- Customized Solutions: We tailor insurance suggestions to meet each individual’s unique needs, ensuring full protection.
- Exceptional Service: Our team provides outstanding customer service and guidance so you feel supported every step of the way.
