South Carolina Commercial Real Estate Investor Insurance

CSP Insurance Services was founded in 1939, when Clifford Cormell joined Earnest Streett to sell insurance in Florence. More than 80 years later, we still answer the phone ourselves. No call centers, no chatbots — just a local team that knows your name and your policy.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

Hospital bills, treatment, and prescriptions for a work-related injury or illness.

Medical expenses

Claims history

Feature Short-Term Disability Long-Term Disability
Waiting Period 7-14 days 90-180 days
Benefit Duration Up to 26 weeks 2 years to age 65+
Income Replacement 60%-70% 50%-60%
Common Claims Surgery recovery, pregnancy, fractures Cancer, heart disease, chronic conditions
Typical Cost $0.10-$0.50 per $100 of payroll $0.20-$0.60 per $100 of payroll
Best For Bridging short absences Protecting against career-ending events
General Liability Professional Liability
What it covers Bodily injury, property damage, personal injury on premises Errors in care, negligent supervision, failure to follow care plans
Example claim Visitor slips on wet floor Staff administers wrong medication dosage
Typical limits $1M per occurrence / $2M aggregate $1M per occurrence / $3M aggregate
Average cost ~$91/month for social service providers $100-$200/month depending on services
Who files claims Visitors, vendors, third parties Residents, families, guardians

General liability insurance for social service organizations currently averages about $91 per month for a $1M/$2M policy. Professional liability typically runs higher because the claims tend to be more complex and costly. Skipping either one is a mistake I've seen operators make, usually because they assume one policy covers everything.

Owning commercial real estate in South Carolina comes with a unique set of risks that investors in other states simply don't face. Between hurricane season, coastal flooding, and a regulatory environment that shifts with each legislative session, the insurance side of your investment can make or break your returns. A single uncovered claim from a slip-and-fall at your Myrtle Beach retail center or wind damage to a Columbia warehouse can wipe out years of rental income. This guide breaks down the essential coverage types that South Carolina commercial real estate investors need: general liability, workers comp, commercial auto, and the specialized policies that protect niche assets. Whether you own a single duplex in Florence or a portfolio of industrial properties along the I-85 corridor, understanding your insurance options isn't optional. It's the difference between a profitable investment and a financial disaster.

South Carolina's commercial property market has been on a tear. Population growth, business relocations, and tourism dollars keep pushing demand for office, retail, and multifamily assets across the state. But that growth brings exposure. Investors who focus only on cap rates and cash flow without factoring in insurance costs are setting themselves up for surprises.


The good news? The market is actually favoring well-prepared investors right now. Well-maintained, claims-free commercial properties in South Carolina are seeing rate changes ranging from flat to -5%, with some high-quality assets achieving even steeper reductions. That said, properties with deferred maintenance or prior claims are facing a very different reality.

Why Regional Risks Like Coastal Flooding Matter

South Carolina's coastline stretches over 180 miles, and the flood risk doesn't stop at the beach. Inland flooding from hurricanes and tropical storms has caused billions in damage over the past decade, hitting properties in Rock Hill and Columbia that owners never expected to be at risk. Standard commercial property policies exclude flood damage entirely, so investors need separate flood coverage through the National Flood Insurance Program or private carriers.


Wind and hail present another headache. Coastal properties often face non-renewal challenges from standard carriers, pushing owners toward the SC Wind and Hail Underwriting Association (the state's FAIR Plan) for coverage. If your property sits in Horry, Georgetown, or Charleston counties, expect wind/hail deductibles of 2-5% of your building's insured value rather than a flat dollar amount.

State-Specific Regulatory Requirements for Property Owners

South Carolina requires commercial property owners to carry certain minimum coverages depending on their operations. If you have employees, workers compensation is mandatory with very few exceptions. The state's Department of Insurance also regulates how carriers can adjust rates, and South Carolina has proposed credit property insurance rate cuts for most coverages heading into the latter half of 2026, which could benefit investors who maintain clean loss histories.


Lenders add another layer. Most commercial mortgage holders require proof of property insurance, general liability, and often umbrella coverage before closing. Failing to maintain these policies can trigger a forced-placement policy from your lender at significantly higher premiums.

Your CSP agent

Lawson Walker, CIC

Insurance Sales

CSP Insurance Services is a fully licensed independent insurance agency serving individuals, families, and businesses across South Carolina.

From our home in Florence, we proudly serve clients in Florence, Myrtle Beach, Rock Hill, Columbia, and communities throughout South Carolina. As an independent Trusted Choice agency, our team works with a wide range of top-rated carriers to provide personal and commercial coverage — home, auto, business, life, and more — tailored to the real needs of the people and businesses we protect.

Fine Arts and High-Value Specialized Goods

Galleries, auction houses, and even corporate offices with art collections need specialized coverage. Standard property policies cap fine art at absurdly low limits, sometimes $2,500 per item. A fine arts floater provides agreed-value coverage, meaning you and the insurer agree on the item's worth upfront. If it's damaged or stolen, that's what you get paid.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

Computer Equipment and Data Storage

Businesses increasingly rely on portable tech: laptops, tablets, external drives, and mobile servers. A computer equipment floater covers these items when employees take them off-site, whether that's a sales rep carrying a laptop to a client meeting in Columbia or a nonprofit transporting presentation equipment to a fundraiser. Some policies even cover the cost of data restoration, which can be more expensive than the hardware itself.

Core Coverage Essentials for Investors

Every commercial real estate investor in South Carolina needs a foundation of three core policies. Think of these as the non-negotiables: the coverages that protect you from the claims most likely to actually happen.

General Liability and Property Damage Protection

General liability (GL) insurance is your first line of defense against third-party claims. A tenant's customer slips on a wet floor in your retail space. A delivery driver trips on a broken sidewalk outside your office building. A child is injured on playground equipment at your apartment complex. GL covers the medical bills, legal fees, and settlements that follow.


Most South Carolina investors carry $1 million per occurrence and $2 million aggregate as a baseline. Properties with heavy foot traffic, like restaurants or retail centers, often need higher limits. Your property damage coverage, typically bundled into a commercial property policy or a Business Owner's Policy (BOP), protects the physical structure and any business personal property you own inside it.

Workers Compensation for Property Management Teams

If you have even one employee handling maintenance, leasing, or management duties, South Carolina law requires workers comp coverage. The state follows NCCI guidelines, and South Carolina's workers compensation requirements apply to most employers with four or more employees, though some corporate officers can elect exemption.


The cost varies based on job classifications. A property manager sitting at a desk carries a much lower rate than a maintenance worker climbing ladders and handling electrical repairs. Misclassifying employees to save on premiums is one of the fastest ways to get hit with an audit surcharge and penalties from the state.

Commercial Auto for Maintenance and Fleet Operations

Your personal auto insurance won't cover you when your maintenance crew drives a company truck to pick up supplies at Lowe's. Commercial auto insurance covers vehicles owned, leased, or used by your business. South Carolina's minimum auto liability limits are 25/50/25 ($25,000 per person, $50,000 per accident for bodily injury, $25,000 for property damage), but most commercial investors carry $500,000 or $1 million in combined single limits.


Hired and non-owned auto coverage is often overlooked. If your property manager uses their personal car for business errands, your business could be liable if they cause an accident. This endorsement fills that gap.

Factors That Influence Your Premium Costs

Several variables drive what you'll pay:


  • Specialty: Neurosurgeons pay far more than internists
  • Claims history: Prior claims increase your rates, sometimes dramatically
  • Location: Urban areas with higher jury awards tend to cost more
  • Policy type: Occurrence policies cost more than claims-made
  • Coverage limits: Higher limits mean higher premiums
  • Years in practice: New physicians sometimes pay less initially on claims-made policies (the "step" or "mature" rate system)


The trend line isn't encouraging. Malpractice claims data for 2026 shows continued growth in both claim frequency and severity, meaning premiums are likely to keep rising. Shopping your coverage through an independent agency that compares multiple carriers can save you thousands annually without sacrificing protection.

For most commercial projects, extended coverage with appropriate endorsements is the smarter choice. The premium difference is often modest compared to the potential gap in coverage.

Comparing Coverage Needs: Basic vs. Extended Protection

Not every investor needs the same insurance stack. Here's how basic and extended coverage compare for a typical South Carolina portfolio:

Coverage Type Basic Protection Extended Protection
General Liability $1M per occurrence / $2M aggregate $2M per occurrence / $4M aggregate
Property Insurance Replacement cost, basic perils Replacement cost, all-risk, equipment breakdown
Workers Comp State minimum required coverage State minimum plus employer's liability boost
Commercial Auto State minimum 25/50/25 $1M combined single limit
Umbrella/Excess None $1M-$5M umbrella over GL, auto, and employer's liability
Flood NFIP standard limits Private flood with higher limits and broader terms
Wind/Hail Standard deductible Named-storm deductible buy-down

Investors with larger portfolios or properties in coastal zones should lean toward extended protection. The premium difference is often smaller than you'd expect, and one serious claim can justify years of the added cost. An independent agency like CSP Insurance Services can run quotes across multiple carriers to show you exactly where the price breaks fall for your specific properties.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

This is a policy feature that doesn't get enough attention. A consent-to-settle clause gives you the right to approve or reject any settlement offer your insurer wants to make. Without it, your carrier can settle a claim you believe is meritless, and that settlement goes on your record.


Some policies include a "hammer clause" instead: if you refuse a settlement the insurer recommends and the case goes to trial with a worse outcome, you're responsible for the difference. Understanding this clause before you buy a policy is critical. At CSP Insurance Services, their team walks clients through these policy details line by line, which matters because the fine print in malpractice policies can have career-altering consequences.

The Role of Consent-to-Settle Clauses

Errors and Omissions (E&O) for Design Flaws

If your shop does any design work, engineering consultation, or CAD/CAM programming for clients, E&O insurance is essential. This covers claims where your professional judgment or technical expertise leads to a client's financial loss.


A common scenario: your shop designs a custom fixture based on a client's rough specifications, the fixture fails during production, and the client claims your design was flawed. Without E&O coverage, you're defending that claim and paying any settlement from your own funds. Product recall insurance trends in 2026 show that insurers are paying closer attention to design-related exposures, which means getting E&O in place now is smarter than waiting until underwriting tightens further.

Industry-Specific Policies for South Carolina Assets

Beyond the core coverages, certain property types demand specialized policies. These aren't optional add-ons: they're essential for the risks specific to your asset class.

Lessors Risk Only (LRO) for Passive Landlords

If you own a commercial building and lease it to a single tenant who runs their own business, a Lessors Risk Only policy might be all you need. LRO policies cover the building owner's liability and property exposure without extending to the tenant's business operations. They're typically cheaper than a full BOP because the scope is narrower.


LRO works well for net-leased properties like standalone retail buildings or small office spaces. Just make sure your lease requires tenants to carry their own GL and name you as an additional insured.

Builder's Risk for South Carolina Renovations and Flips

Fix-and-flip investors and those doing major renovations need builder's risk coverage. Standard property policies exclude buildings under construction or renovation. Builder's risk covers the structure, materials on-site, and sometimes soft costs like architect fees if a covered loss delays your project.


In South Carolina, the 2026 insurance risk outlook highlights construction projects as particularly vulnerable to weather-related delays and material theft. Builder's risk policies typically run 1-4% of the total construction budget and last for the duration of the project.

Environmental Liability for Industrial Real Estate

Buying an old industrial property in the Upstate or along the coast? Environmental liability insurance covers cleanup costs, third-party bodily injury, and property damage from pollution conditions. South Carolina has plenty of former textile mills, fuel storage facilities, and manufacturing sites where contamination lurks beneath the surface.


A Phase I environmental assessment before purchase is standard practice, but it doesn't eliminate your risk. If contamination is discovered after closing, you could be on the hook for remediation costs that dwarf the property's value. Environmental liability policies typically start around $3,000-$5,000 annually for smaller sites.

Specialty Lines: Flood, Earthquake, and Valuable Items

Flood insurance is a separate policy, typically written through FEMA's National Flood Insurance Program or a private carrier. If your home sits in a designated flood zone anywhere along the SC coast or near inland rivers, your mortgage lender will require it. But even homes outside mapped flood zones can flood: roughly 25% of flood claims come from properties in low-to-moderate risk areas.


Earthquake coverage is less common in South Carolina, but the state sits near the Charleston fault zone, which produced a magnitude 7.3 quake in 1886. A rider or standalone earthquake policy is worth considering if you're in the Lowcountry.


Scheduled personal property endorsements cover high-value items like jewelry, art, firearms, or musical instruments that exceed standard policy sub-limits. Most homeowners policies cap jewelry coverage at $1,500-$2,500 per item. If your engagement ring is worth $8,000, you need a scheduled endorsement or inland marine floater to cover the difference.

FAQ: What counts as a disability? Does it cover mental health? Are benefits taxable?

What qualifies as a disability under most group plans? Most policies define disability as the inability to perform the essential duties of your own occupation (for the first 1-2 years) and later shift to an "any occupation" standard. The exact definition varies by carrier and policy, so reading the contract language matters.


Does disability insurance cover mental health conditions? Yes, most modern group disability policies cover mental health conditions like depression, anxiety, and PTSD. However, many policies limit mental health claims to 24 months of benefits, even if the overall policy pays to age 65. Ask about this limitation before you buy.


Are disability benefits taxable? It depends on who pays the premium. If the employer pays, benefits are taxable to the employee. If the employee pays with after-tax dollars, benefits are received tax-free.


Can employees receive both workers' comp and disability benefits? Generally, no. Most disability policies include an offset provision that reduces benefits by the amount of workers' compensation received. The two programs are designed to complement each other, not stack.


Is there a waiting period before new employees can enroll? Most group plans allow employers to set an eligibility waiting period, commonly 30, 60, or 90 days. South Carolina doesn't regulate this waiting period for disability coverage, so it's up to the employer.


What happens if an employee is partially disabled? Many LTD policies include a partial or residual disability benefit that pays a reduced amount if the employee can work part-time but not full-time. This feature encourages return-to-work efforts while still providing financial support.

Factors That Influence Your Monthly Premiums

Several factors drive your builders risk premium. Project type matters: a wood-frame apartment complex costs more to insure than a concrete tilt-up warehouse. Location is significant, especially in South Carolina where coastal proximity affects wind/hail rates dramatically. A project in Florence will price very differently from one on the Grand Strand.


Other factors include project duration, the contractor's loss history, protective safeguards on-site (fencing, security cameras, fire extinguishers), and the deductible you choose. Premiums typically run between 1% and 4% of the total project value, though market conditions in early 2026 have pushed rates toward the lower end for well-managed projects.

Usually, yes. A single claim can increase your premiums by 10% to 30% or more, depending on the severity and outcome. Some carriers offer claims-free discounts that you'd lose. That said, a claim that's dismissed or results in no payout has less impact than one with a large settlement. Shopping your renewal through an independent agent can help offset rate increases by comparing offers from competing carriers.

FAQ: Will my rates go up if I have one claim?

Apartment complex insurance isn't a single policy: it's a coordinated set of coverages that work together to protect your buildings, your income, your employees, and your financial future. The right package includes general liability, commercial property, workers comp, commercial auto, and specialized add-ons like loss of rental income and equipment breakdown. Skipping any one of these creates a gap that a single bad claim can exploit.


The most effective approach is working with an independent agency that can compare options across multiple carriers. CSP Insurance Services has been helping South Carolina property owners build customized coverage programs since 1939, with direct access to real people who understand multifamily risk. If you're unsure whether your current coverage matches your actual exposure, or if you're purchasing a new complex and need to build a policy from scratch, request a quote to get a personalized analysis of your insurance needs. A 20-minute conversation now can save you six figures when a claim hits.

Does general liability cover fuel spills?

Usually not. Most GL policies contain pollution exclusions that specifically exclude fuel spills and environmental contamination. You need a separate pollution liability policy to cover cleanup costs, third-party damages, and regulatory fines from fuel releases.

Common Questions from SC Real Estate Investors

Do I need Workers Comp if I only use independent contractors?

Generally no, but be careful. South Carolina looks at the actual working relationship, not just what you call it. If you control how, when, and where the work gets done, the state may reclassify your "contractor" as an employee, and NCCI's state-specific guidance for South Carolina confirms that uninsured subcontractors can be counted as your employees for premium calculation purposes.

Is flood insurance required for inland properties in South Carolina?

Only if your lender requires it, which they typically do for properties in FEMA-designated Special Flood Hazard Areas. But even outside those zones, roughly 25% of flood claims come from properties in moderate-to-low risk areas. Inland flooding from heavy rain events is a real and growing threat in the Midlands and Upstate.

How does General Liability differ from Professional Liability?

GL covers bodily injury and property damage to third parties. Professional liability (errors and omissions) covers financial losses caused by your professional advice or services. As a property investor, you primarily need GL. If you also provide property management services to other owners, professional liability becomes important.

Will my personal auto policy cover my business errands?

Almost certainly not. Personal auto policies exclude business use in most cases. If your maintenance tech causes an accident while picking up supplies in a personal vehicle, your business faces the lawsuit. Commercial auto or a hired/non-owned auto endorsement closes this gap.

What is the minimum liability limit I should carry?

South Carolina doesn't mandate a specific GL limit for property owners, but most lenders and lease agreements require at least $1 million per occurrence. For properties with significant foot traffic or higher-risk tenants, $2 million per occurrence with a $1-$5 million umbrella is the standard recommendation. Commercial real estate lender insurance requirements often dictate the floor for your coverage limits.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Boat and Watercraft Coverage for Weekend Adventures

Your homeowners policy might cover a small kayak or canoe, but anything with a motor typically needs its own policy. Boat insurance covers physical damage to the vessel, liability for injuries or property damage you cause on the water, and sometimes towing and salvage costs.


Lake-specific risks differ from coastal ones. A boat kept at Myrtle Beach faces saltwater corrosion, hurricane exposure, and higher theft rates than one stored at a private dock on Lake Wateree. Your policy should reflect where you keep and operate the boat. An independent agency like CSP Insurance Services can compare quotes across multiple marine carriers to find coverage that actually matches your boating habits rather than forcing you into a one-size-fits-all plan.

Feature Admitted (Standard) Carriers Non-Admitted (E&S) Carriers
State regulation Fully regulated; rates filed with state Exempt from rate filing; flexible pricing
Guaranty fund protection Yes: state fund covers claims if carrier fails No: no guaranty fund backstop
Policy forms Standardized (ISO forms common) Manuscript or custom forms
Risk appetite Prefers low-to-moderate risk Accepts high-risk and unusual exposures
Premium cost Generally lower Typically 20-75% higher
Surplus lines tax Not applicable Buyer pays state surplus lines tax (varies 2-5%)
Speed of placement Standard timelines Can be faster or slower depending on complexity

This is a policy feature that doesn't get enough attention. A consent-to-settle clause gives you the right to approve or reject any settlement offer your insurer wants to make. Without it, your carrier can settle a claim you believe is meritless, and that settlement goes on your record.


Some policies include a "hammer clause" instead: if you refuse a settlement the insurer recommends and the case goes to trial with a worse outcome, you're responsible for the difference. Understanding this clause before you buy a policy is critical. At CSP Insurance Services, their team walks clients through these policy details line by line, which matters because the fine print in malpractice policies can have career-altering consequences.

The Role of Consent-to-Settle Clauses

Errors and Omissions (E&O) for Design Flaws

If your shop does any design work, engineering consultation, or CAD/CAM programming for clients, E&O insurance is essential. This covers claims where your professional judgment or technical expertise leads to a client's financial loss.


A common scenario: your shop designs a custom fixture based on a client's rough specifications, the fixture fails during production, and the client claims your design was flawed. Without E&O coverage, you're defending that claim and paying any settlement from your own funds. Product recall insurance trends in 2026 show that insurers are paying closer attention to design-related exposures, which means getting E&O in place now is smarter than waiting until underwriting tightens further.

Building Your SC Risk Management Strategy

Getting the right insurance coverage for your South Carolina commercial real estate isn't a one-time event. Your portfolio changes, market conditions shift, and new risks emerge with every hurricane season. The investors who protect their returns are the ones who review their coverage annually, maintain their properties to qualify for better rates, and work with advisors who understand the state's specific challenges.


Start by auditing your current policies against the coverages outlined here. Look for gaps in flood, wind/hail, and liability limits. If you're using independent contractors, verify they carry their own workers comp and GL. And if you're expanding into coastal markets, budget for the higher insurance costs before you close on a property.


CSP Insurance Services has been helping South Carolina property owners build coverage programs since 1939, and their independent model means they can shop your portfolio across multiple carriers to find the right fit. If your current coverage feels like guesswork, request a quote and get a clear picture of where you stand before your next renewal.

About the author

Lawson Walker, CIC

I'm proud to be part of an agency that's served Florence since 1939. CSP Insurance Services started as Cormell-Streett & Patterson, built by people who believed insurance should be personal — and more than eight decades later, that conviction still drives everything we do. Commitment, Service, Protection isn't just what CSP stands for; it's how I approach every client relationship.


As an independent, Trusted Choice agency, we aren't tied to any single carrier. That means I work for you — shopping multiple companies to match you with coverage that actually fits your family, your business, and your budget. No call centers, no chatbots. Just a local expert who takes the time to understand what matters to you and stands by you when it counts.


Whether you're protecting your home, your car, or a business you've spent years building, I'd be glad to help you find the right coverage.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Meet Richard

Most Requested

Core business coverage.

The policies most South Carolina businesses start with.

Commercial Property

Protect the building, equipment, and inventory your business runs on, so a covered fire, theft, or storm doesn’t become a closed door.

Workers Compensation

Required for most South Carolina employers with staff. It covers medical bills and lost wages when an employee is hurt on the job.

Commercial Auto

Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

General Liability

Accidents happen on the job and on your property. General liability covers third-party injury and property damage claims against your business.

Inland Marine

Tools, equipment, and goods on the move aren’t covered by standard property policies. Inland marine protects them wherever they travel.

Business Owners (BOP)

A business owners policy bundles property and liability coverage into one package, often at a better price for small businesses.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Personal Insurance

Coverage for your home, vehicles, and family.

Protect what matters most with personal policies shopped across our carriers.

Home

Your house is likely your largest investment. Home insurance helps rebuild after covered damage and protects you from liability.

Auto

South Carolina drivers need real protection. Auto coverage handles liability, collision, medical costs, and uninsured drivers.

Umbrella

When a serious claim climbs past your home or auto limits, umbrella coverage adds an extra layer of liability protection.

Boat

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Condo

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

Get a Quote

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Get a Quote

Industries We Serve

Specialized coverage for your industry.

Every industry carries its own risk. We help South Carolina businesses protect what they've built.

Restaurants

Kitchens, customers, and staff create daily exposure. We protect your property, equipment, liquor liability, and employees.

Manufacturers

From equipment breakdown to product liability, manufacturers face risk on the floor and beyond. We help cover property, machinery, and goods.

Healthcare Providers

Practices and clinics carry patient, property, and professional risk. We help cover liability, equipment, and the people who run your practice.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Commercial Property

Protect the building, equipment, and inventory your business runs on, so a covered fire, theft, or storm doesn’t become a closed door.

Meet Richard View all business coverage Get a Quote

Commercial Auto

Get a Quote

Cars, trucks, and fleets used for work need more than a personal policy. This handles liability, damage, and your drivers.

How It Works

Getting covered is simple.

Four steps, one real person from start to finish.

Tell us about you

Share a few details about what you need to protect. A real person reviews it.

We compare carriers

We shop options across our carriers to find strong protection at a fair price.

We recommend coverage

We walk you through the policy in plain language and answer every question.

You get covered

Sign with confidence — and we stay on for changes, claims, and yearly reviews.

We compare several carriers to find a policy that fits you, not one company's products.

Multi-carrier choice

Claims advocacy

When a claim happens, we stand in your corner and help move it forward with your carrier.

Local SC roots

We live and work in Florence and understand the risks your community faces because we face them too.

Client Reviews

Why clients choose CSP.

Independent advice, real people, and decades of local roots.

We compare several carriers to find a policy that fits you, not one company's products.

◆

80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

Get a Quote

Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

Get a Quote

Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

Get a Quote

FAQs

Questions, answered.

Straight answers about working with an independent agency.

  • What does an independent insurance agency do?

    An independent agency represents several carriers instead of one. We compare coverage and pricing across companies, then recommend the policy that fits you best.

  • Do you cover both personal and business insurance?

    Yes. CSP writes personal lines like home and auto, and commercial lines for businesses across South Carolina.

  • How long has CSP been in business?

    CSP traces its roots to 1939, with more than 80 years serving South Carolina families and businesses.

  • Will I work with a real person?

    Always. No call centers and no chatbots — you work with a local team member who knows your account.

  • Which areas do you serve?

    We’re based in Florence and serve clients statewide, including Myrtle Beach, Rock Hill, and Columbia.

  • How do I get a quote?

    Request a quote online, call us, or stop by the office. A real person will review your needs and follow up.

How It Works

Insurance tips & updates.

Plain-language guidance to help you make confident decisions.

How Much Does Business Insurance Cost for a Small Business in Florence, SC?

How Much Does Business Insurance Cost for a Small Business in Florence, SC?

6 August 2026
Learn how much small business insurance costs in Florence, SC, including GL, workers’ comp, property coverage, pricing factors, and ways to save.
What Insurance Does a Small Business in South Carolina Legally Need?

What Insurance Does a Small Business in South Carolina Legally Need?

6 August 2026
Learn what insurance South Carolina small businesses legally need, including workers’ comp, commercial auto, and essential coverage beyond state requirements.
Group Health Insurance vs. Individual Plans: Which Is Right for SC Employers?

Group Health Insurance vs. Individual Plans: Which Is Right for SC Employers?

6 August 2026
Compare group health insurance vs. individual plans for SC employers. Learn costs, tax benefits, ICHRA options, and the best fit for your team.

We compare several carriers to find a policy that fits you, not one company's products.

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80+ years local experience

1939

Serving SC

Insurance Sales

J. Roger Jordan, CIC

Meet Richard

[CONFIRM bio]

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Boat

Your association covers the building, but not what’s inside. Condo insurance protects your belongings, improvements, and liability.

Time on the water should be worry-free. Boat coverage protects your vessel, your passengers, and your liability on the lake or coast.

Condo

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Motorcycle

Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.

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Let's find your coverage.

Tell us a little about what you need to protect. A real person from our Florence team will review it and follow up.

2420 Hoffmeyer Road, Suite D
Florence, SC 29501

Mon–Fri 8:30am – 5:00pm