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
Running a condo association in South Carolina means juggling maintenance schedules, reserve funds, angry emails about pool hours, and a dozen other headaches. But the single biggest financial risk most boards underestimate is insurance. A slip-and-fall at the clubhouse, a hurricane ripping through coastal units, or an employee injury on the grounds can drain an association's reserves in weeks. Getting the right insurance coverage for your South Carolina condo association - from general liability and workers comp to commercial auto and specialized policies - isn't optional. It's the difference between a minor disruption and a special assessment that sends unit owners running for the exits. Coastal condominiums in this state typically allocate half their total annual budget to insurance premiums, with rates expected to climb another 8% this year. That's a massive expense, and getting it wrong costs even more. Here's what your board actually needs to know.
Understanding Condo Association Insurance in South Carolina
Condo association insurance isn't a single policy. It's a layered system of coverages that protect the association entity, the common elements, and (depending on your governing documents) portions of individual units. South Carolina law and your association's specific declarations determine where the association's responsibility ends and the unit owner's begins. Getting this wrong creates coverage gaps that only surface when someone files a claim, which is the worst possible time to discover you're underinsured.
South Carolina Statutory Requirements and Governing Documents
South Carolina's Horizontal Property Act and the SC Nonprofit Corporation Act set baseline requirements for condo associations, but your declaration of covenants typically dictates the specifics of what the master policy must cover. The SC legislature has been actively reviewing insurance-related bills that affect how associations handle rate increases and coverage mandates. Your board should review governing documents at least annually alongside your insurance agent to confirm the master policy matches what the declarations require. A mismatch between your covenants and your actual coverage is one of the most common (and most expensive) mistakes associations make.
Master Policy vs. Unit Owner Walls-In Coverage
The master policy covers common elements: roofs, exterior walls, hallways, pools, elevators, and shared infrastructure. What happens inside each unit depends on whether your association uses a "bare walls" or "all-in" coverage model. Under bare walls, the association insures only the structural shell, and unit owners are responsible for everything from the drywall inward, including fixtures, flooring, and cabinets. Under an all-in model, the master policy covers interior finishes as they were originally installed, and unit owners only need coverage for personal property and upgrades. Your declarations specify which model applies, and your insurance must match it precisely.


Your CSP agent
Lawson Walker, CIC
Insurance Sales
On this page
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.
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 |
Core Liability Protections for HOA Boards
Liability exposure is the silent threat that keeps experienced board members up at night. A single lawsuit from a visitor injured on common property can exceed $1 million, and board members who make decisions without proper coverage can face personal liability. Two policies form the foundation of liability protection for any condo association.
General Liability for Common Area Accidents
General liability (GL) insurance covers bodily injury and property damage claims arising from common areas: the parking lot, the fitness center, the walkways, the pool deck. Most associations carry $1 million per occurrence with a $2 million aggregate, though larger communities or those with amenities like playgrounds or docks should consider higher limits. GL also covers advertising injury and medical payments for minor injuries. If a delivery driver slips on an icy walkway in Rock Hill or a child is hurt on playground equipment in Myrtle Beach, this is the policy that responds first.
Directors and Officers (D&O) Coverage for Board Decisions
Board members make decisions about budgets, vendor contracts, rule enforcement, and special assessments. Any of those decisions can trigger a lawsuit from a disgruntled owner. D&O coverage protects individual board members and the association from claims alleging wrongful acts in governance, including breach of fiduciary duty, failure to maintain property, or discriminatory enforcement of rules. Without D&O coverage, board members' personal assets are exposed. Most carriers offer D&O limits between $1 million and $5 million, and the premium is usually modest relative to the protection it provides.

Essential Operational Coverage: Workers Comp and Commercial Auto
Many associations assume workers comp and commercial auto are only for big businesses. That's a dangerous assumption. If your association employs even one part-time maintenance worker or has staff running errands in personal vehicles, you have exposure that GL won't cover.
South Carolina Workers Compensation for Association Employees
South Carolina requires workers compensation insurance for any employer with four or more employees. But even if your association has fewer than four, carrying workers comp is smart risk management. A maintenance worker who falls off a ladder while changing a light fixture in the breezeway can generate tens of thousands in medical bills. Without workers comp, the association pays out of pocket, and the injured worker may also sue. Workers comp covers medical expenses, lost wages, and rehabilitation costs while providing the association with protection from most related lawsuits. An independent agency like CSP Insurance Services can compare workers comp rates across multiple carriers, which matters because premiums vary significantly depending on job classifications and claims history.
Hired and Non-Owned Auto Liability for Staff and Volunteers
If a property manager drives their personal car to pick up pool chemicals, or a board volunteer uses their truck to haul landscaping supplies, the association has auto liability exposure. South Carolina's minimum auto liability limits are 25/50/25 (that's $25,000 per person, $50,000 per accident for bodily injury, and $25,000 for property damage). Those minimums are dangerously low for an association. Hired and non-owned auto (HNOA) coverage fills the gap, protecting the association when employees or volunteers use personal vehicles for association business. This is an inexpensive add-on that prevents a potentially devastating coverage gap.
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 |
Comparing Policy Types and Coverage Limits
Understanding the difference between coverage models is critical for both the board and individual unit owners. The wrong model creates confusion about who pays for what after a loss.
Comparison Chart: Bare Walls vs. All-In Coverage Models
| Feature | Bare Walls Coverage | All-In Coverage |
|---|---|---|
| Association covers | Structure, roof, exterior walls, common areas | Structure plus original interior finishes (drywall, flooring, cabinets, fixtures) |
| Unit owner covers | Everything from studs inward, including original finishes | Only personal property and owner-made upgrades |
| Typical premium impact | Lower master policy premium | Higher master policy premium |
| Unit owner HO-6 cost | Higher (more responsibility) | Lower (less to insure individually) |
| Claim confusion risk | Moderate: owners sometimes assume more is covered | Lower: clearer division of responsibility |
| Best for | Associations wanting lower shared costs | Associations wanting simpler claims processing |
The choice between these models isn't up to the board: it's dictated by your governing documents. But understanding the implications helps boards ensure they're carrying the right amount of coverage and communicating clearly with unit owners about what their individual HO-6 policies need to include.
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.
Industry-Specific Risks for Coastal and Gated Communities
South Carolina's geography creates insurance challenges that inland associations in other states simply don't face. Between hurricane season, flood zones, and the financial management risks inherent in any community association, boards need specialized coverage beyond the basics.
Fidelity Bonds and Crime Insurance for Dues Management
Condo associations collect and manage significant sums of money: monthly dues, special assessments, reserve funds. That creates theft exposure, whether from a dishonest board treasurer, a property management company employee, or a sophisticated cyberattack. Fidelity bonds protect the association against losses from employee dishonesty, forgery, and theft of association funds. Most experts recommend coverage equal to at least the association's total annual assessments plus reserves. Crime insurance goes further, covering computer fraud, social engineering attacks, and third-party theft that fidelity bonds might not address. Given that wire fraud schemes targeting community associations have increased sharply, this coverage has moved from "nice to have" to essential.
Flood and Hurricane Deductibles in the Palmetto State
Standard property insurance policies exclude flood damage. Period. If your association is in a FEMA-designated flood zone (and many coastal SC communities are), you need a separate flood policy, typically through the National Flood Insurance Program or a private flood carrier. Hurricane deductibles in South Carolina are often calculated as a percentage of the insured value rather than a flat dollar amount. A 5% hurricane deductible on a $10 million property means the association absorbs the first $500,000 of hurricane damage. That's a number every board member should know by heart. The SC Insurance Rate Review Ad Hoc Committee has been examining how coastal property rates are set, and boards should stay informed about potential regulatory changes that could affect premiums and deductible structures. Working with an independent agency that understands coastal exposure, like CSP Insurance Services with its decades of South Carolina experience, can help boards find competitive rates across multiple carriers rather than settling for the first quote.
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 |
Common Questions About SC Condo Insurance
Does our condo association need an umbrella policy? Yes, in most cases. An umbrella policy provides excess liability coverage above your GL and auto limits, usually in $1 million increments. For associations with pools, fitness centers, or high foot traffic, it's practically a requirement.
Who pays the master policy deductible after a claim? This depends on your governing documents. Some declarations assign the deductible to the unit owner where the loss originated; others spread it across the association. Check your covenants before a claim happens, not after.
Are volunteer board members personally liable for association decisions? They can be, especially without D&O coverage. South Carolina provides some statutory protections for volunteer directors, but these protections have limits and don't cover every type of claim.
Do we need separate cyber liability coverage? If your association stores owner financial data, processes online payments, or uses a management portal, yes. Cyber liability covers breach notification costs, data recovery, and legal defense.
How often should we review our master policy? Annually, at minimum. Review it whenever you add amenities, complete major renovations, or experience a significant change in property values. An outdated policy is an underinsured policy.
Can individual unit owners opt out of the master policy? No. The master policy covers common elements and is funded through assessments. Unit owners cannot opt out, but they still need their own HO-6 policy for personal property and interior coverage.
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.
Making the Right Choice for Your Association
The right insurance program for a South Carolina condo association isn't a single policy pulled off a shelf. It's a carefully constructed combination of GL, D&O, workers comp, commercial auto, fidelity bonds, flood, and windstorm coverage, all calibrated to your specific community's size, location, amenities, and governing documents. Coastal communities near Myrtle Beach face different risks than inland associations near Columbia or Rock Hill, and your coverage should reflect that reality.
The most expensive insurance mistake isn't overpaying for premiums. It's discovering a gap in coverage after a loss has already occurred. Boards that invest time in understanding their policies, reviewing them annually, and working with an independent agent who can shop multiple carriers will consistently come out ahead. If your board hasn't reviewed its coverage recently, or if you're unsure whether your current program matches your declarations, reach out to CSP Insurance Services to
request a quote and get an objective analysis of where you stand. A 30-minute conversation now can prevent a six-figure problem later.
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
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
[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
[CONFIRM bio]
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
Motorcycle
Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.
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.
Commercial Auto
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.
We compare carriers
We shop options across our carriers to find strong protection at a fair price.
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
[CONFIRM bio]
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
Motorcycle
Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.
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.
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
[CONFIRM bio]
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
Motorcycle
Riders need coverage built for the road. Motorcycle insurance protects your bike, your gear, and you after an accident.
Get a Quote
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




