Commercial Property (Building)

• Structure, roof, exterior walls, and common areas
• Building systems: plumbing, electrical, HVAC, elevators
• Fixtures, appliances, and landlord-owned contents in common areas
• Replacement Cost or Actual Cash Value valuation - choose based on building age
• Ordinance or Law coverage for code-required upgrades after a covered loss

Older South Carolina buildings may require Ordinance or Law coverage to meet updated building codes after a loss, which can be significantly more expensive than simply restoring what was there.

General Liability

• Tenant or visitor bodily injury in common areas, stairwells, and parking
• Property damage you or your employees cause to others
• Personal and advertising injury (libel, wrongful eviction allegations)
• Satisfies SC minimum liability requirement ($100,000+ per occurrence)
• Required for rental registration in many municipalities

Slip-and-fall claims are common in South Carolina, especially during rainy seasons. Limits of $1M/$2M are standard; larger buildings or those with amenities should carry more.

Loss of Rents (Business Income)

• Replaces rental income while the building or units are uninhabitable after a covered loss
• Covers the restoration period - from damage through inspection and re-occupancy
• South Carolina market rents: factor current averages into your limit
• Particularly valuable for multi-family buildings where a single event can displace multiple households

In South Carolina, the time to re-occupy after a significant loss can vary; set your loss-of-rents period accordingly.

Flood Insurance

• Excluded from all standard commercial property policies - requires a separate policy
• NFIP (National Flood Insurance Program) or private market options
• Covers building structure and foundation from flood-related water damage
• South Carolina risk factors: coastal flooding and river overflow
• Private flood can offer higher limits and faster claims than NFIP

We assess parcel-level risk for your building's address using FEMA Flood Maps and local flood indicators to ensure adequate coverage.

Commercial Umbrella

• Adds $1M - $10M+ of excess liability above your GL and other underlying policies
• Activates when a judgment or settlement exceeds your underlying policy limits
• Covers the same perils as underlying GL - bodily injury, property damage, personal injury
• Often required by commercial lenders and mortgage holders on larger buildings

For multi-unit South Carolina buildings with high tenant density, umbrella coverage is a cost-effective way to protect against high-severity claims.

Equipment Breakdown

• Sudden mechanical or electrical failure of covered systems
• Boilers, HVAC systems, elevators, electrical panels, and central cooling
• Repair or replacement costs not covered by standard property policies
• Business income loss from a covered equipment breakdown

Older South Carolina buildings with aging mechanical systems are particularly exposed. A boiler failure in summer can generate both repair costs and tenant displacement claims.

Workers' Compensation

• Required by SC law for any building with employees (super, maintenance, cleaning staff)
• Medical bills and lost wages for employees injured on the job
• Protects the building owner from employee lawsuits over workplace injuries
• Covers slip-and-fall, lifting injuries, and equipment-related incidents

If you employ any staff, SC law requires workers' comp. Non-compliance fines can be significant; the SC DOL actively audits employers.

Hired & Non-Owned Auto

• Covers liability when employees drive personal vehicles on building business
• Applies to supers or maintenance staff picking up supplies or driving to the property
• Fills the gap left by personal auto policies, which exclude business-use liability

Often added as an endorsement to your GL or BOP. Essential if any employee or contractor drives their own vehicle on your behalf across South Carolina.

Rental Property Registration

Many South Carolina municipalities require rental properties to be registered annually. Registration often necessitates current insurance and compliance with local building codes. Failure to register can result in fines and prevent the owner from collecting rent.

Building Code Compliance

Before any tenant can legally occupy a rental unit, the property must meet local building codes. After a covered loss, the building may need to be re-inspected and brought up to code before re-occupancy. This process can extend the loss-of-rents period and should be factored into your Business Income limit.

SC Minimum Liability

South Carolina law requires rental property owners to carry liability insurance with minimum limits of $100,000 per occurrence for most rental buildings. Proof must be filed with the municipality annually. Most insurers recommend higher limits; we'll set the right limit and provide the required certificate.

Lead Paint Disclosure

Older South Carolina properties may have lead paint, requiring disclosure and remediation obligations. A lead-related illness claim can generate significant liability exposure. Confirm your GL policy responds to lead claims; we'll review the form language before binding.