South Carolina Lessors Risk 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

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Owning rental property in South Carolina sounds straightforward until you realize how many ways things can go wrong. A tenant's guest slips on a wet walkway in Myrtle Beach. A tropical storm peels siding off your duplex in Charleston. A maintenance worker gets injured on the job at your apartment complex in Columbia. Each of these scenarios requires a different type of coverage, and a standard commercial property policy won't cover all of them. That's where lessors risk insurance comes in: a specialized package designed specifically for landlords who lease property to others but don't operate a business from the premises themselves. This guide breaks down the full scope of South Carolina coverage for property owners, from general liability and workers comp to commercial auto and the coastal-specific policies that make or break a Palmetto State portfolio. Whether you own a single strip mall in Florence or a string of residential units along the Grand Strand, understanding what you actually need (and what you can skip) will save you real money and real headaches.

Understanding Lessors Risk Insurance (LRI) in the South Carolina Market

Lessors risk insurance is a policy type built for property owners who rent or lease space to tenants. Unlike a business owner's policy (BOP) that covers an owner-occupant, LRI recognizes that you're not running a business from the building: your tenants are. This distinction matters because it changes what risks the insurer is pricing. You're not covering inventory, business interruption for your own operations, or employee liability for a storefront. You're covering the building itself, common areas, and your exposure as a landlord.


South Carolina's insurance market has shifted recently. Commercial property premiums began to flatten or even decline in early 2026, especially for claims-free, high-quality risks. That's good news if you've maintained your properties and kept your loss history clean. It means you have real bargaining power right now, particularly if you work with an independent agency that can shop multiple carriers on your behalf.

Who Needs Lessors Risk Coverage in the Palmetto State?

If you own property in South Carolina and someone else occupies it, you probably need some form of LRI. This includes owners of residential rental homes, apartment buildings, strip malls, office parks, and mixed-use buildings. Even if you only own one rental unit in Rock Hill, your personal homeowner's policy won't extend to cover a property you're leasing to someone else.


One scenario that catches landlords off guard: vacant properties. If a tenant moves out and you're between leases, many standard policies include a vacancy clause that can void your coverage after 60 days. You need to notify your insurer or secure a separate vacant building insurance endorsement to stay protected during turnover periods.

The Difference Between Standard Commercial Property and LRI

A standard commercial property policy assumes you're both the owner and operator of the building. It bundles coverage for your business operations, your property, and your liability into one package. LRI strips out the operational business coverage you don't need and focuses on what you actually face as a landlord: building damage, premises liability, and loss of rental income.


The practical difference shows up in your premium. Because LRI excludes coverage for tenant operations, it's typically less expensive than a full commercial package. But it also means your tenants need their own policies (renter's insurance for residential, commercial general liability for business tenants) to cover their belongings and their own liability. Smart landlords in South Carolina require proof of tenant insurance in every lease agreement.

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.

Core Coverage Components for South Carolina Landlords

Every LRI policy in South Carolina should address two fundamental risks: someone getting hurt on your property and the building itself sustaining damage. These two pillars form the backbone of any landlord's insurance program.

General Liability: Protecting Against Tenant and Guest Injuries

General liability (GL) covers you when someone is injured on your property or their property is damaged because of your negligence as a landlord. Think: a broken handrail, an icy sidewalk you failed to salt, or a tree limb that falls on a visitor's car. GL also covers your legal defense costs if you're sued, which in South Carolina can easily run $50,000 or more before a case even reaches trial.


Most landlords carry $1 million per occurrence and $2 million aggregate, which is the industry standard. If you own properties where tenants serve alcohol (bars, restaurants, event venues), pay close attention to South Carolina's updated liquor liability laws. The state's reformed liquor liability statute took effect in 2026, and while it primarily affects the license holder, landlords can still face claims depending on how lease agreements are structured. The South Carolina Restaurant and Lodging Association has outlined what changed and what gaps remain.

Commercial Property: Building Coverage and Loss of Rents

Your building coverage should reflect the full replacement cost of the structure, not its market value or what you paid for it. Replacement cost in South Carolina has risen significantly since 2020 due to construction labor shortages and material price increases. If you haven't updated your coverage limits in the past two years, you're likely underinsured.


Loss of rents coverage (sometimes called "business income" on the policy) replaces your rental income if the building becomes uninhabitable due to a covered loss. If a fire shuts down your four-unit building in Columbia for six months, this coverage pays what you would have collected in rent. Most policies offer 12 months of coverage, but you can extend it. For landlords whose properties are their primary income source, this is non-negotiable.

South Carolina Specific Requirements: Workers Comp and Commercial Auto

South Carolina has its own rules about workers compensation and auto liability that every property owner should understand, even if you think they don't apply to you.

When SC Law Requires Workers Compensation for Property Owners

South Carolina requires workers comp for any business with four or more employees. If you directly employ maintenance staff, groundskeepers, or property managers, you need a policy. The penalties for non-compliance are steep: the SC Workers' Compensation Commission can impose fines and you'll be personally liable for any workplace injury.


Here's where it gets tricky. If you hire independent contractors for repairs and maintenance, you're not always off the hook. If that contractor doesn't carry their own workers comp, South Carolina law can treat them as your employee for insurance purposes. Always verify contractor certificates of insurance before they set foot on your property. An agency like CSP Insurance Services, which has been helping South Carolina property owners since 1939, can walk you through exactly which employment arrangements trigger the requirement.

Hired and Non-Owned Auto Liability for Property Management Tasks

If you or your employees ever use personal vehicles for property management tasks (driving to show units, picking up supplies, meeting contractors) you need hired and non-owned auto liability coverage. South Carolina's minimum auto liability limits are 25/50/25: $25,000 per person, $50,000 per accident for bodily injury, and $25,000 for property damage. Those minimums are dangerously low for a landlord with assets to protect.


This coverage is inexpensive, usually a few hundred dollars per year as an endorsement on your GL policy. But without it, a car accident during a property-related errand could expose your entire real estate portfolio to a lawsuit.

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

Comparison: Basic vs. Comprehensive LRI Coverage

Coverage Feature Basic LRI Comprehensive LRI
Building Coverage Replacement cost Replacement cost + ordinance/law
General Liability $1M/$2M $1M/$2M + umbrella option
Loss of Rents 6 months 12 months
Wind/Hail Separate deductible (2-5%) Included or lower deductible
Flood Not included Available as endorsement
Equipment Breakdown Not included Included
Hired/Non-Owned Auto Not included Included
Workers Comp Separate policy Can be bundled
Cyber Liability Not included Available as endorsement

The basic policy works for a single inland rental property with minimal complexity. Once you own multiple units, coastal properties, or buildings with commercial tenants, a comprehensive package starts paying for itself through broader protection and fewer coverage gaps.

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 and Policy Add-Ons

Coastal Considerations: Wind, Hail, and Flood Insurance

If your property sits anywhere along South Carolina's coast, from Hilton Head to North Myrtle Beach, wind and hail coverage is your single biggest insurance decision. Most standard LRI policies exclude or sub-limit wind damage in coastal counties, requiring a separate named-storm deductible that typically ranges from 2% to 5% of the building's insured value. On a $500,000 building, that's a $10,000 to $25,000 out-of-pocket hit before insurance kicks in.


Flood insurance is a separate policy entirely, usually through the National Flood Insurance Program (NFIP) or a private flood market. FEMA flood maps in South Carolina have been updated in several coastal counties, and properties that weren't previously in a flood zone may now require coverage. Don't assume your zone hasn't changed: check your property's current designation before your next renewal.

Cyber Liability and Equipment Breakdown for Modern Facilities

If your rental properties use smart locks, security camera systems, electronic payment portals, or networked HVAC controls, a cyber liability endorsement protects you if tenant data is breached or your systems are compromised. This isn't hypothetical: property management software platforms have been targeted repeatedly in recent years.


Equipment breakdown coverage handles the mechanical and electrical systems that keep a building functional: boilers, HVAC units, elevators, and electrical panels. A standard property policy covers fire damage to these systems but won't pay for a compressor that fails due to an electrical surge. For larger apartment complexes or commercial buildings, this endorsement typically costs a fraction of what a single HVAC replacement would run.

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 South Carolina Lessors Risk

Do I need LRI if I only own one rental property? Yes. Your personal homeowner's policy excludes properties you rent to others. Even a single rental unit needs its own landlord policy.


Can I require tenants to carry their own insurance? Absolutely, and you should. Requiring tenants to carry renter's insurance (residential) or commercial GL (business tenants) protects both parties and reduces your claims exposure.


What happens if my property is vacant between tenants? Most policies restrict or exclude coverage after 60 days of vacancy. Notify your insurer immediately when a unit goes empty to avoid a denied claim.


Is flood insurance required for inland South Carolina properties? Only if your lender requires it. But flooding isn't limited to the coast: Columbia and Florence both have flood-prone areas. It's worth checking your FEMA zone regardless.


How does South Carolina's new liquor liability law affect landlords? The 2026 reform primarily targets license holders, but landlords leasing to bars or restaurants should review their lease indemnification clauses and ensure adequate GL limits.


Can CSP Insurance Services help me compare quotes from multiple carriers? As an independent agency, CSP shops your coverage across multiple insurers to find the best fit for your specific properties and risk profile, rather than being limited to one company's options.

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 Real Estate Portfolio

Getting lessors risk coverage right in South Carolina means matching your policy to your actual risk profile, not buying a generic package and hoping for the best. Coastal properties need wind and flood strategies. Multi-unit complexes need workers comp and equipment breakdown. Even a simple single-family rental needs proper GL and loss of rents protection.


The smartest move is working with an independent agency that can compare options across carriers and tailor coverage to your portfolio's specific needs. CSP Insurance Services has been doing exactly that for South Carolina property owners for over 80 years, with direct access to real people who understand the local market, not a call center.


If you're unsure whether your current coverage has gaps or you're setting up a new rental property, request a quote and get a clear picture of what you actually need. A 15-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.

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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.

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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

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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.

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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.

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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

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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

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