Flood Insurance in Charleston, SC
Protect your home from one of nature’s most costly and common disasters.
Living in Charleston can be a dream come true for many, but it comes with a reality: flooding is a serious risk. Whether you live near the coast, along a river, or even in an inland neighborhood, heavy rainfall and rising water can cause devastating damage, and often in places you wouldn’t expect. This is especially true during Hurricane Season.
At The Ferguson Insurance Team, we help homeowners and business owners find reliable, affordable flood insurance that protects their property, their peace of mind, and their financial future.
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What Does Flood Insurance Cover?
Flood insurance is a separate policy that specifically covers damage caused by rising water. Something that virtually no homeowners insurance policies include.
A standard flood insurance policy typically covers:
- Your home’s structure: including the foundation, walls, electrical and plumbing systems, HVAC, and major appliances
- Personal belongings: including furniture, electronics, and clothing (subject to policy limits)
- Cleanup and debris removal
The National Flood Insurance Program (NFIP)
The NFIP, managed by FEMA, is the most widely known and popular flood insurance option. NFIP policies are federally backed, and the coverages are standardized:
- Up to $250,000 for your home’s structure
- Up to $100,000 for personal property
While NFIP coverage can be essential, it does come with limitations:
- No coverage for additional living expenses if your home becomes uninhabitable
- Coverage amounts may not be enough for high-value homes or belongings
- 30-day waiting period before coverage begins (except for certain real estate closings, like purchase of a new home)
Private Flood Insurance
In addition to NFIP policies, we also offer private flood insurance from multiple carriers. These policies can offer:
- Higher coverage limits than the NFIP allows
- No waiting period in many cases, though if a storm is imminent, companies will suspend issuing new policies.
- Not subject to government shutdowns. Private insurers can issue a policy regardless of what is going on in Washington.
- Broader coverage: Including additional living expenses, replacement cost for your homes contents, and more.
- Potentially lower premiums depending on the property and flood risk
Whether NFIP or private flood insurance makes more sense for you depends on your location, elevation, coverage needs, and budget. We’re here to help you compare both options side-by-side so you can make an informed decision.
Do I Need Flood Insurance?
We’ve seen firsthand how inland flooding from recent hurricanes can cause massive damage in areas where you’d least expect it. The reality is this:
Anywhere it can rain, it can flood. Every property in America is in a flood zone. It’s just a matter of how high the risk is.
Unfortunately, many individuals with flood damage only learned about their flood risk after they suffered damage. With the right policy in place, you can avoid becoming part of that story.
Why Choose The Ferguson Insurance Team for Flood Insurance?
We’ve been helping Lowcountry residents protect their homes since 1981. Flood insurance can be complicated, but we are here to make it simple, with personalized advice you can trust.
When you work with us, you get:
- A team that understands Charleston’s flood risks firsthand
- Access to both NFIP and private flood insurance options
- Help comparing policies and premiums
- Personal service from people who care
Protect Your Property from Rising Water
Don’t wait for the next storm to start thinking about flood coverage, by then, it’s too late. Let us help you find a flood insurance policy that fits your needs, your home, and your budget.
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Frequently Asked Questions
Do I need flood insurance?
Anywhere it can rain, it can flood. No matter where your house is, flood insurance is worth considering. over two-thirds of NFIP claims are paid to homeowners who do not live in special flood hazard areas. As we have seen major flooding in inland regions recently, flood insurance is more important than ever for all property owners.
I don't live in a flood zone.
This is a common misconception. All properties in the United States are in one of several flood zones, from the areas of least risk to highest risk. The lowest risk zone, zone X, is often what people mean when they say they “don’t live in a flood zone”. However, coverage is still available in these areas and often is quite affordable.
My lender requires flood insurance, what do I do?
for properties outside of an X zone, most lenders require flood insurance. We have many options, including coverage from the NFIP (National Flood Insurance Program). This is federally backed coverage and is available to property owners regardless of their flood zone. We also offer both primary and excess flood insurance from private insurers. Our agents can get your property insured for flood to satisfy both your lender and your peace of mind.
Is Flood covered by my home insurance?
No. While there may be some very unique, uncommon insurance solutions that include flood as a covered loss on a residence, this is exceedingly rare, and none of the major or regional insurance companies we have worked with for decades offer this. Flood is a separate peril that requires its own policy.
I have a burst pipe that flooded my house.
While a plumbing leak can “flood” a house, this is not considered flooding for insurance purposes. Water damage, especially sudden, accidental damage like from a burst pipe or appliance is something that would be covered under a homeowners policy. Flooding, in insurance terms, is defined as temporary, partial, or complete inundation of normally dry land.
There's a hurricane coming, I need flood insurance, now!
Flood insurance from the NFIP (National Flood Insurance Program) is subject to a 30 day waiting period from the date the policy is applied for to the date it takes effect. Any loss that occurs in this waiting period is not covered. Similarly, private insurers may not have the same waiting period, but often restrict offering new coverage when a storm is imminent. This is why it is important to get coverage before a storm is on its way.
Other Insurance You May Need
Homeowners Insurance
Coverage for your biggest investment can get complicated. Talk to an expert.
Auto Insurance
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Earthquake Insurance
Earthquake coverage is typically not included on a standard home policy.
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