Florence, South Carolina Contractor 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.

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Claims history

A general contractor in Florence just lost a $180,000 renovation bid last month. Not because of price, not because of experience, but because he couldn't produce a certificate of insurance. The homeowner's lender required it, and without coverage, the deal was dead before the first nail was driven.


This scenario plays out constantly across the Pee Dee region, and it's becoming more common as Florence's construction market heats up. The city needs roughly 7,000 new housing units by 2031 to keep pace with a 7.5% population growth rate, and that demand is pulling in contractors from across the state. But more opportunity also means more scrutiny. Property owners, general contractors, and lenders all want proof that you're covered before they'll hand over a project.


Getting the right contractor insurance in Florence, SC isn't just about checking a legal box. It's about protecting your livelihood, your tools, and your ability to keep winning work. Whether you're a solo electrician or running a crew of fifteen, the coverage you carry shapes whether you get hired or get passed over. Here's what actually matters, what's required, and where most contractors get it wrong.

Why Contractor Insurance is Non-Negotiable in Florence

Florence's construction boom isn't slowing down. The state's job market continues expanding with new business investments in the Pee Dee region, and that growth is driving demand for residential, commercial, and infrastructure work. With more projects comes more competition, and insurance has become one of the primary filters that separates serious contractors from the rest.

Meeting South Carolina State Licensing Requirements

South Carolina requires contractors working on projects valued at $5,000 or more to hold a state license, and the licensing process itself requires proof of general liability coverage. The state's contractor licensing requirements mandate minimum coverage levels before you can legally operate. The City of Florence also requires a business license for anyone performing work within city limits, and insurance documentation is part of that process.


Skipping insurance doesn't just risk fines. It can result in license revocation, which means you're out of work entirely. South Carolina's Department of Labor, Licensing and Regulation takes enforcement seriously, particularly for residential contractors working in areas with rapid development.

Winning Local Bids: What Florence Property Owners Expect

Beyond legal requirements, insurance is a trust signal. Property owners in Florence, particularly those managing commercial developments or multi-unit residential projects, routinely ask for certificates of insurance before signing contracts. Many require you to name them as an additional insured on your policy.


General contractors hiring subs have the same expectations. If you can't provide a COI within 24 hours, you're likely losing that bid to someone who can. This is especially true for government-funded projects in the Florence area, where insurance requirements are spelled out in the RFP and are non-negotiable.

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.

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 Coverage: General Liability and Professional Indemnity

These two policies form the foundation of any contractor's insurance portfolio. They cover different risks, and most Florence contractors need both, though the specifics depend on your trade.

General Liability: Protecting Against Third-Party Injury

General liability insurance covers bodily injury and property damage that occurs because of your work. A client trips over your extension cord and breaks a wrist. Your crew accidentally damages a homeowner's hardwood floors during a kitchen remodel. A passerby is hit by debris from your roof tear-off. These are all general liability claims.


Typical contractor insurance costs in South Carolina for general liability range from $400 to $2,500 annually, depending on your trade, revenue, and claims history. Roofers and demolition contractors pay more. Painters and finish carpenters pay less. Most policies carry a $1 million per-occurrence limit and a $2 million aggregate, which is the standard that property owners and GCs expect to see on your certificate.

Errors and Omissions: When Advice or Design Fails

If your work involves any design, planning, or consultation, errors and omissions coverage (sometimes called professional liability) protects you when your professional judgment leads to a financial loss for the client. This is particularly relevant for design-build contractors, HVAC engineers, and anyone who stamps drawings or provides specifications.


A common example: you recommend a specific drainage solution for a commercial site in Florence, the system fails during a heavy rain event, and the property owner's inventory is damaged. General liability won't cover that because the damage resulted from your professional advice, not from physical negligence. E&O fills that gap.

Protecting Your Gear: Tools and Equipment Coverage

Your tools are your income. A stolen trailer full of equipment can put you out of work for weeks and cost tens of thousands to replace. Standard commercial property policies often don't cover tools that travel between job sites, which is why specialized coverage exists.

Inland Marine Insurance for Mobile Equipment

Despite the name, inland marine insurance has nothing to do with boats. It covers property that moves between locations: tools, equipment, materials in transit, and specialized machinery. For contractors, this is the policy that protects your table saw at a job site in Darlington, your compressor in the back of your truck, and your scaffolding stored at a Florence warehouse.


Inland marine policies are surprisingly affordable, often running $300 to $1,200 per year depending on the total value of your equipment. The key is maintaining an accurate inventory. If you buy a $4,000 laser level and don't add it to your schedule of equipment, it won't be covered.

Theft and Damage: Coverage on the Job Site vs. In Transit

There's an important distinction between where your tools are when they're damaged or stolen. Some policies only cover equipment at a designated job site. Others extend to cover theft from your vehicle or damage during transport. Make sure your policy covers both scenarios, because tool theft from trucks and trailers is a persistent problem across Florence and the Pee Dee.


One thing to keep in mind: deductibles on tool coverage vary widely. A $1,000 deductible on a $3,000 claim barely makes filing worthwhile. Ask about deductible options when you're comparing policies, and consider whether a lower deductible is worth the slightly higher premium.

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 Essential Coverage Options

Not every contractor needs the same package. A one-person handyman operation has different risk exposure than a framing crew running three job sites simultaneously. Here's how the most common coverage tiers compare.

Comparison Chart: Basic vs. Comprehensive Contractor Packages

Coverage Type Basic Package Comprehensive Package
General Liability $1M per occurrence / $2M aggregate $1M per occurrence / $2M aggregate
Tools & Equipment Not included Up to $50,000 inland marine
Commercial Auto Not included Included for owned vehicles
Workers' Comp Not included (solo operators) Included for crews of 4+
Errors & Omissions Not included $500K-$1M coverage
Umbrella Policy Not included $1M-$5M excess liability
Estimated Annual Cost $400-$1,200 $3,000-$8,000+

The basic package gets you legally compliant and able to bid on smaller residential jobs. The comprehensive package is what you need to win commercial contracts, hire subcontractors, and protect against the full range of risks a growing business faces. An independent agency like CSP Insurance Services can compare options across multiple carriers to find the right fit for your specific trade and budget, rather than locking you into a single insurer's offerings.

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.

IWorkers' Comp: The South Carolina Four-Employee Rule

Additional Policies for Growing Florence Businesses

As your operation scales, your insurance needs change. Two policies in particular become critical once you start adding employees and vehicles.

Workers' Comp: The South Carolina Four-Employee Rule

South Carolina requires workers' compensation insurance for any business with four or more employees. That threshold is lower than many contractors realize, and it includes part-time workers. If you're running a crew of four, even if one person only works Saturdays, you need workers' comp.


The penalties for operating without it are severe: fines of up to $100 per day of noncompliance, personal liability for all medical costs, and potential criminal charges. Beyond the legal risk, many GCs won't hire subcontractors who lack workers' comp, regardless of crew size. Carrying the policy voluntarily, even with fewer than four employees, can open doors to better contracts.

Commercial Auto for Work Trucks and Vans

Your personal auto policy almost certainly excludes vehicles used for business purposes. If you're hauling materials in a work truck, driving a van with your company name on it, or towing a trailer between job sites, you need commercial auto coverage. 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), but most contractors should carry higher limits.


A serious accident involving a loaded work truck can easily exceed those minimums. Consider at least 100/300/100 limits, or pair your commercial auto with an umbrella policy that provides additional protection.

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 Florence Contractor Insurance

Do I need insurance if I only do small residential jobs under $5,000? You're not required to hold a state contractor's license for projects under $5,000, but you can still be sued. General liability protects you regardless of project size, and many homeowners won't hire uninsured contractors even for small jobs.


Can I use my homeowner's insurance to cover my tools? Homeowner's policies typically cap tool coverage at very low amounts and may exclude business-use equipment entirely. A dedicated inland marine policy is the right solution for protecting work tools and equipment.


How quickly can I get a certificate of insurance? Most agencies can issue a COI the same day your policy is bound. If you're working with an independent agency like CSP Insurance Services, they can often have your certificate ready within hours since they have direct access to multiple carriers.


What does "additional insured" mean, and why do GCs ask for it? When a general contractor asks to be named as an additional insured on your policy, it means your insurance extends partial coverage to them for claims arising from your work. This is standard practice and doesn't cost much to add.


Is bonding the same as insurance? No. A surety bond guarantees you'll complete the work as contracted. Insurance covers damage, injury, and liability. South Carolina requires both for many contractor license categories, and they serve completely different purposes.


Does my insurance cover subcontractors I hire? Generally, no. Your policy covers your employees and your work. Subcontractors need their own insurance, and you should verify their coverage before they set foot on your job site.

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.

IWorkers' Comp: The South Carolina Four-Employee Rule

Making the Right Choice for Your Trade

The right insurance package for a Florence contractor depends on your trade, your crew size, your revenue, and the types of projects you're chasing. A solo plumber bidding on residential service calls has different needs than a commercial GC managing a 20-person crew on a new retail build.


What stays consistent is this: carrying the right coverage isn't just about legal compliance. It's the difference between winning bids and watching them go to someone else. Florence's construction market is growing fast, and the contractors who position themselves as professional, insured, and ready to work are the ones capturing that growth.


If you're unsure whether your current coverage matches your actual risk, or if you're starting fresh and need to build a policy from scratch, it's worth having a conversation with someone who understands the Florence market. CSP Insurance Services has been helping South Carolina businesses find the right coverage since 1939, and their team can walk you through your options without the pressure of a single-carrier sales pitch. Request a quote to get a side-by-side comparison tailored to your trade and budget.

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.

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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.

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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

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