What does Mauldin Insurance Group do?

Mauldin Insurance Group is an independent insurance agency based in Lexington, SC. We help individuals, families, and businesses across South Carolina find the right insurance coverage — including Medicare Advantage, Medicare Supplement, Part D, ACA health insurance, life insurance, final expense, auto, home, and commercial insurance. As an independent agency, we work with multiple top-rated carriers and shop the market on your behalf at no cost to you.

When do I need to sign up for Medicare, and what happens if I miss my enrollment window?

Your Initial Enrollment Period is a 7-month window that begins 3 months before the month you turn 65 and ends 3 months after. If you miss this window and do not have qualifying employer coverage, you may face a permanent late enrollment penalty on your Part B premium — 10% for each 12-month period you delayed — plus a gap in coverage. The Annual Enrollment Period runs October 15 through December 7 each year. We strongly recommend calling us before your 65th birthday to map out your enrollment timeline and avoid any costly mistakes.

What are the best Medicare plans available in Lexington and the Midlands area?

The best Medicare plan depends entirely on your health needs, your doctors, your prescriptions, and your budget. In the Lexington and Columbia, SC area, we represent 6 organizations offering 52 products in our service area — including Medicare Advantage plans, Medicare Supplement plans (Plan G and Plan N are most popular for new enrollees), and Part D prescription drug plans. We compare every available option side by side and help you choose the plan that fits your life at no cost to you. Call Jennifer at (843) 509-2462 for a free, no-pressure comparison.

What is the difference between Medicare Advantage and Medicare Supplement?

Medicare Advantage (Part C) is an all-in-one alternative to Original Medicare offered by private insurers. It typically bundles Parts A, B, and D in one plan — often with extra benefits like dental and vision — and usually has low or $0 monthly premiums, but uses provider networks and involves copays. Medicare Supplement (Medigap) works alongside Original Medicare, covering the 20% coinsurance and other out-of-pocket costs Original Medicare leaves behind. It carries a monthly premium but gives you the freedom to see any Medicare-accepting doctor nationwide with very predictable costs. We help you decide which approach is right for your health and budget.

How much does health insurance cost in South Carolina, and can I get help paying for it?

ACA health insurance premiums in South Carolina vary based on your age, household size, income, and the plan tier you choose. Many South Carolinians qualify for premium tax credits through the federal marketplace that significantly reduce their monthly cost — some qualify for plans as low as $0 per month depending on income. We help you determine your subsidy eligibility, compare all available plans, and enroll at no charge. Call us at (843) 509-2462 or (803) 920-8827 to get started.

How much life insurance do I actually need to protect my family in South Carolina?

A common starting point is the DIME method: add up your Debt, Income replacement (typically 10x your annual income), Mortgage balance, and Education costs for your children. For most South Carolina families this works out to $500,000 to $1,000,000 in coverage. Term life insurance is often the most affordable way to get there — a healthy 35-year-old can often get $500,000 in 20-year term coverage for $25 to $35 per month. We help you find the right amount and the right carrier based on your specific situation at no cost.

What is final expense insurance and who is it for?

Final expense insurance is a type of whole life insurance with a smaller face value — typically $5,000 to $25,000 — designed specifically to cover funeral costs, burial expenses, outstanding medical bills, and other end-of-life costs. The average funeral in South Carolina costs between $9,000 and $12,000. It is a good fit if you are between ages 50 and 85, want guaranteed coverage with no medical exam required, and need an affordable, predictable premium that never increases. Coverage typically starts at $20 to $70 per month. Call Jennifer at (843) 509-2462 for a free quote.

How much does homeowners insurance cost in South Carolina?

The average homeowners insurance premium in South Carolina runs approximately $1,400 to $1,900 per year for a typical single-family home, though this varies significantly based on your home's location, age, roof type, construction, coverage limits, deductible, and claims history. As an independent agency, we shop multiple carriers to find the best combination of coverage and price. We also review your dwelling coverage limit to make sure it reflects current rebuilding costs — many SC homeowners are significantly underinsured without realizing it.

Should I bundle my home and auto insurance?

Bundling your auto and home insurance with the same carrier typically saves 10% to 20% on both policies and simplifies your coverage — one agent, one renewal cycle, and one point of contact if you ever need to file a claim. Most major carriers offer a multi-policy discount that makes bundling a straightforward win for most families. That said, bundling is not always the cheapest option in every situation. We compare bundled and unbundled scenarios side by side so you can make an informed decision. Call Ben at (803) 920-8827 for a free auto and home quote.

What is the difference between liability and full coverage auto insurance?

Liability insurance covers damage and injuries you cause to other people in an accident — it is the minimum coverage required by South Carolina law (25/50/25 minimums). It does not pay for damage to your own vehicle. Full coverage typically adds collision coverage (damage to your own vehicle in an accident) and comprehensive coverage (theft, weather damage, falling objects, and animal strikes). Whether full coverage makes financial sense depends on your vehicle value, whether you have a loan or lease, and your personal financial situation. We help you think through the right level of coverage for your specific circumstances.

Does Mauldin Insurance Group serve areas outside of Lexington, SC?

Yes — we serve clients across all of South Carolina and are also licensed in North Carolina and Georgia. While we are based in Lexington and serve a large volume of clients in the Columbia, Irmo, Chapin, Cayce, West Columbia, and Lake Murray areas, we work with clients statewide by phone, video, and in-person when needed. Distance is never an obstacle and there is no extra charge for clients outside the immediate Lexington area.

Does it cost anything to work with Mauldin Insurance Group?

No — our services are completely free to you. Insurance carriers pay independent agents a commission when a policy is placed. Your monthly premium is exactly the same whether you enroll through us or go directly to the carrier. The difference is that we do the research, comparison, and shopping for you, and we stay in your corner at renewal and at claim time. There is no obligation and no pressure — just honest help from people who live and work in your community.

Do You Need Landlord Insurance in South Carolina? What Every Property Owner Must Know

Ben J. Mauldin | Apr 20 2026 15:47

By Ben Mauldin | Mauldin Insurance Group, Lexington, SC | 2026

If you own a rental property in South Carolina — a long-term rental home, a duplex, a college investment property — there is a high probability that you're either uninsured or seriously underinsured right now.

The most common scenario I encounter: a homeowner who has converted their primary residence into a rental property, or bought a second property as an investment, and kept the standard homeowners (HO) policy on it. They assume they're covered. They're not.

Standard homeowners insurance is written for owner-occupied properties. The moment you rent your home to a tenant, your HO policy is likely voidable — meaning a carrier can deny your claim outright because the occupancy type has changed.

Here's what you actually need, and why it matters.

What Is Landlord Insurance?

Landlord insurance — sometimes called a dwelling fire policy (DP-3) or rental property insurance — is specifically designed for non-owner-occupied residential properties. It covers the same fundamental risks as homeowners insurance but is structured for the different risk profile of a property where the owner doesn't live.

A standard landlord policy includes:

Dwelling Coverage

Covers the structure of the building itself — the walls, roof, built-in appliances, and permanent fixtures — against fire, wind, hail, vandalism, and other covered perils. Just as with homeowners insurance, the dwelling limit should reflect the cost to rebuild, not the market value.

Liability Coverage

Covers you if a tenant or their guest is injured on your property and sues you. This is arguably the most important coverage for landlords. A tenant who slips on a wet floor, trips on a broken step, or is injured by a property defect has the legal right to sue you — and a lawsuit can easily exceed $100,000 to $300,000. Standard landlord policies include $100,000 to $500,000 in liability protection.

Loss of Rental Income

If a covered event — fire, major storm damage, burst pipe — makes your rental property uninhabitable, this coverage pays the rental income you lose while the property is being repaired. For a property renting at $1,500/month with a 6-month repair timeline, that's $9,000 in lost income the policy can replace.

Other Structures

Covers detached garages, fences, storage sheds, and other structures on the property.

What Landlord Insurance Does NOT Cover

Your tenants' personal belongings are not covered under your landlord policy. This is a common misconception. If a fire destroys your tenant's furniture, electronics, and clothing, that is their financial loss — which is exactly why encouraging (or requiring) tenants to carry renters insurance protects everyone.

The Difference Between DP-1, DP-2, and DP-3 Policies

Rental property policies come in three basic forms:

DP-1 (Basic Form): Covers only named perils — typically fire, lightning, and a short list of other events. The most limited and least expensive. Generally not recommended for most investment properties.
DP-2 (Broad Form): Covers a broader list of named perils including fire, wind, hail, vandalism, and some water damage. Middle ground — more protection than DP-1 at moderate cost.
DP-3 (Special Form): The most comprehensive — covers all perils except those specifically excluded (like flooding and earthquake). This is the equivalent of a standard HO-3 for owner-occupied homes and the policy type I recommend for most SC rental properties.

The cost difference between DP-1 and DP-3 is meaningful but usually modest relative to the protection gap. For a property that represents a six-figure asset and generates monthly income, the additional premium for a DP-3 is almost always worth it.

How Much Does Landlord Insurance Cost in SC?

Landlord insurance typically costs 15-25% more than a comparable homeowners policy — reflecting the higher risk profile of a tenant-occupied property. For most SC rental properties:

Single-family rental home, $200,000-$300,000 rebuild value: approximately $1,100-$1,700/year
Single-family rental home, $300,000-$450,000 rebuild value: approximately $1,400-$2,200/year
Duplex: approximately $1,500-$2,500/year depending on construction and location
Older property (pre-1980): higher rates due to electrical, plumbing, and roof age factors

These numbers vary significantly by carrier, property age, location, and claims history. Shopping multiple carriers — especially through an independent agent familiar with the Lexington and Midlands rental market — can produce meaningful savings.

Do You Also Need an Umbrella Policy?

For landlords with one or more rental properties, an umbrella policy is one of the most cost-effective insurance decisions available. A $1 million personal umbrella policy costs approximately $150-$300 per year and sits above all your underlying liability policies — your primary residence, your rental properties, and your auto insurance.

If a tenant lawsuit exceeds your landlord policy's liability limit, the umbrella steps in. For a landlord with meaningful assets — equity in multiple properties, retirement accounts, savings — umbrella coverage is not optional.

Special Situations Every SC Landlord Should Know

Vacant Property

If your rental property sits vacant between tenants for more than 30-60 days (the threshold varies by carrier), your landlord policy may suspend or reduce coverage. Vacancy is a high-risk period for vandalism, theft, and undetected water damage. Talk to your agent before a property goes vacant for an extended period.

Renovating Before Renting

A property under renovation is in a gap period — it's not owner-occupied and it's not actively rented. Standard HO and standard landlord policies may both be inadequate during this period. A builder's risk policy or a specific renovation endorsement may be needed.

Renting to Family Members

Some carriers treat family rentals differently from arm's-length tenant relationships. Clarify this with your agent to make sure your policy reflects the actual occupancy.

The Bottom Line for SC Landlords

Lexington County's rental market is strong. Whether you're renting a home you've relocated from, investing in a single-family rental near USC, or building a portfolio of Midlands investment properties, the right insurance is the foundation that protects everything else.

I work with SC landlords across all property types. A 20-minute conversation usually clarifies exactly what you need and what you're currently missing.

Get Your Rental Property Insurance Quote

We specialize in landlord insurance for SC investment properties — single-family rentals, duplexes, and small portfolios. Free, no-pressure review.

📞 Call or Text Ben: 803-920-8827

🌐 MauldinInsuranceGroup.com

📍 100 Old Cherokee Rd, Lexington, SC · Serving all of South Carolina

By Ben Mauldin | Mauldin Insurance Group, Lexington, SC | 2026If you own a rental property in South Carolina — a long-term rental home, a duplex, a college investment property — there is a high...

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