South Carolina Janitorial Services 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

A slip on a freshly mopped floor. A stolen laptop from a client's office. A crew member's back injury during a late-night shift at a Columbia office park. These are the kinds of real-world scenarios that can sink a small cleaning business overnight if the right protections aren't in place. Running a janitorial company in South Carolina means managing risks that most people never think about until a claim shows up.


Whether you're a solo operator handling residential homes in Myrtle Beach or managing a crew of 15 servicing commercial buildings in Florence, your insurance needs are more specific than a standard small business policy can handle. The right coverage package for a South Carolina cleaning company includes general liability, workers' compensation, commercial auto, and several industry-specific add-ons that address the unique hazards of your trade. Getting this wrong can cost you contracts, expose you to lawsuits, or leave you personally liable for damages that could have been covered for a few hundred dollars a month. Here's what you actually need to know.

Essential Insurance for South Carolina Janitorial Businesses

Every cleaning business needs a baseline of coverage before taking on a single client. Most commercial property managers and office building owners won't even consider hiring a janitorial service without proof of insurance, and South Carolina has its own specific requirements that differ from neighboring states. The three pillars of any janitorial insurance program are general liability, workers' compensation, and commercial auto. Each one covers a distinct category of risk, and gaps between them are where most claims fall through.

General Liability: Protecting Against Property Damage and Injuries

General liability (GL) is the policy you'll use most often, and it's the one clients will ask about first. It covers third-party bodily injury and property damage: think a visitor slipping on a wet floor your crew just cleaned, or an employee accidentally knocking a flat-screen TV off a conference room wall.


GL policies for South Carolina janitorial businesses typically cost between $300 and $1,000 annually depending on your revenue, number of employees, and the types of facilities you service. Most cleaning companies carry $1 million per occurrence with a $2 million aggregate, which is the standard contract requirement for commercial work. If you're cleaning medical offices, schools, or government buildings, you may be asked to carry higher limits.


One thing to keep in mind: GL doesn't cover your own employees' injuries. That's what workers' comp is for.

South Carolina Workers' Compensation Requirements

South Carolina law requires businesses with four or more employees to carry workers' compensation insurance. That threshold is lower than many states, and it catches a lot of small cleaning companies off guard. The South Carolina Workers' Compensation Commission approved an increase in the maximum weekly compensation rate effective January 1, 2026, which affects what injured employees can receive and, by extension, what your premiums look like.


Janitorial work is physically demanding. Back injuries, chemical burns from cleaning products, and repetitive strain injuries are all common claims. Your workers' comp classification code (NCCI code 9014 for janitorial services) determines your base rate, and South Carolina's experience modification system means your actual premium will adjust based on your claims history over time. A clean record saves you real money.


Even if you have fewer than four employees, some commercial clients will require you to carry workers' comp anyway before they'll sign a contract. It's worth having even when the state doesn't mandate it.

Commercial Auto Insurance for Cleaning Crews

If your employees drive company vehicles, or even their own cars, to job sites, you need commercial auto coverage. 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 those minimums are dangerously low for a business. A single serious accident can blow past those limits in minutes.


Commercial auto policies cover owned vehicles, but you should also ask about hired and non-owned auto coverage. This protects you when employees use their personal vehicles for work purposes. Your employee's personal auto policy almost certainly won't cover an accident that happens while they're driving between job sites for your business, which creates a liability gap that lands squarely on you.

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

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.

Industry-Specific Add-ons and Specialized Coverage

Standard GL and workers' comp policies leave several janitorial-specific risks uncovered. These add-ons aren't optional extras: they're the policies that separate a well-protected cleaning business from one that's exposed.

Janitorial Bonds: Coverage for Employee Dishonesty

A janitorial bond (sometimes called a dishonesty bond or fidelity bond) protects your clients if one of your employees steals from them. This is distinct from your GL policy, which covers accidental damage but not intentional theft. Cleaning crews have unsupervised access to offices, homes, and sensitive areas, and clients know it.


Most janitorial bonds cost between $100 and $500 per year for coverage amounts of $5,000 to $25,000. Having a bond in place is often a requirement for winning commercial contracts and can be a strong differentiator when bidding against competitors who don't carry one. It signals professionalism and accountability.

Inland Marine Insurance for Cleaning Equipment

This one surprises a lot of cleaning business owners. Your commercial property policy covers equipment at your business location, but it typically doesn't cover equipment in transit or at a job site. Inland marine insurance fills that gap.


If you're hauling floor buffers, carpet extractors, pressure washers, or other specialized equipment between locations, inland marine protects that investment. A single commercial-grade carpet extractor can cost $3,000 to $8,000, and replacing it out of pocket after a van break-in or accident hurts. Premiums for inland marine are usually modest: often $250 to $750 annually depending on the total value of equipment you're insuring.

Lost Key Coverage and Property in Your Care

This is a coverage that's unique to the cleaning industry and one that many generic policies miss entirely. If your employee loses a client's building key or access card, you could be responsible for the cost of rekeying the entire building. For a large commercial property, that bill can easily reach $10,000 or more.


Care, custody, and control coverage (sometimes called property in your care) handles damage to items you're responsible for while cleaning. Standard GL policies specifically exclude property in your care, which means if your crew damages a client's expensive carpet or breaks a piece of equipment while cleaning around it, you're not covered unless you've added this endorsement. An independent agency like CSP Insurance Services can help identify these gaps because they're comparing policies across multiple carriers rather than selling a single company's product.

Comparison: Basic vs. Comprehensive Coverage Packages

Coverage Feature Basic Package Comprehensive Package
General Liability $1M/$2M limits $1M/$2M or higher
Workers' Comp State minimum only Includes employer's liability
Commercial Auto 25/50/25 state minimums $500K+ combined single limit
Janitorial Bond Not included $10K-$25K coverage
Inland Marine Not included Equipment in transit covered
Lost Key/Care, Custody Not included Included
Umbrella Policy Not included $1M+ excess liability
Estimated Annual Cost $1,500-$3,000 $3,500-$7,000+

The basic package gets you legally compliant and able to accept most residential jobs. The comprehensive package is what you need to win commercial contracts, protect your equipment, and avoid catastrophic out-of-pocket losses. For cleaning companies with annual revenue above $150,000 or more than five employees, the comprehensive approach almost always pays for itself in the contracts it helps you land.

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

Factors That Influence Your Insurance Premiums in SC

Your premiums aren't pulled from thin air. Insurers look at a specific set of risk factors when pricing your janitorial policy.


Your annual revenue and payroll are the two biggest drivers. A company doing $500,000 in revenue with 12 employees will pay significantly more than a solo operator billing $60,000 a year. The types of facilities you clean matter too: medical offices and industrial sites carry higher risk than standard office buildings.


Claims history plays a major role, especially for workers' comp. South Carolina uses an experience modification rate (EMR) that compares your claims to others in your industry. An EMR below 1.0 means you're better than average and will pay less. Above 1.0, and you're paying a surcharge. Your location within South Carolina can also affect rates: businesses in coastal areas face different risk profiles than those operating inland around Rock Hill or Columbia. Whether you use chemicals, operate at heights, or clean during overnight hours all factor into your final premium.

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.

Common Questions About Janitorial Insurance

How much does insurance cost for a cleaning business in SC?

A small residential cleaning business might pay $1,200 to $2,500 per year for basic GL and a bond. Commercial janitorial companies with employees typically spend $3,500 to $7,000+ annually for a full coverage package. Your exact cost depends on revenue, payroll, claims history, and the types of properties you service. Getting quotes from multiple carriers is the fastest way to find competitive rates.

Do I need insurance if I only clean residential houses?

Yes. Even solo residential cleaners face liability risks: a broken antique, a chemical stain on a marble countertop, or a client tripping over your vacuum cord. Most homeowners will ask for proof of insurance before handing over their keys, and you'd be personally liable for any damages without it.

What is the difference between being insured and being bonded?

Insurance covers accidental damage and injuries. A bond specifically covers theft or dishonesty by your employees. They protect against different risks, and many commercial clients require both. Neither one substitutes for the other.

Does SC law require me to have workers' comp for 1099 contractors?

South Carolina doesn't require workers' comp for legitimate independent contractors. But the key word is "legitimate." If the state determines your 1099 workers are actually employees based on how you direct and control their work, you could face penalties for not having coverage. The SC Workers' Compensation Commission takes misclassification seriously.

Will my personal car insurance cover me while driving to jobs?

Almost certainly not. Personal auto policies typically exclude business use. If you're driving to client sites with cleaning supplies in your trunk, you're operating in a coverage gap. You need either a commercial auto policy or a hired and non-owned auto endorsement on your business policy.

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

Making the Right Choice for Your Cleaning Business

The difference between a cleaning company that survives its first claim and one that doesn't usually comes down to whether the owner took insurance seriously before the phone rang with bad news. South Carolina's requirements give you a starting point, but the real protection comes from understanding which add-ons your specific operation needs.


Start with GL and workers' comp if the law requires it. Add a janitorial bond if you want commercial contracts. Layer on inland marine and care, custody, and control coverage once you're hauling equipment between sites. And don't skimp on your auto coverage: the state minimums aren't enough to protect a business.


CSP Insurance Services has been helping South Carolina businesses find the right fit since 1939, and because they work with multiple carriers, they can compare options side by side without steering you toward a single company's product. If you're starting a cleaning business or realizing your current coverage has gaps, request a quote to get a clear picture of what protection looks like for your specific situation. The best time to get this right is before you need it.

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.

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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