A homeowner in Irmo called me recently holding a letter she never expected. Fifteen years with the same insurance company. Never filed a claim. Paid on time, every time. And the letter said her policy would not be renewed.

Her first question was the one everybody asks: "What did I do wrong?"

Usually, the answer is nothing. If you've gotten a non-renewal notice in Lexington, Columbia, Irmo, Chapin, or anywhere in the Midlands, you're part of a wave hitting South Carolina homeowners right now — and it has a lot more to do with your roof's birthday and the insurance company's reinsurance bill than anything you did.

Here's why it's happening, what South Carolina law says the company owes you, and exactly what to do before your coverage runs out.

First: Non-Renewal Is Not Cancellation

These are two different things, and the difference matters.

Cancellation ends your policy mid-term, and in South Carolina an insurer can generally only do that for specific reasons — like non-payment or material misrepresentation.

Non-renewal means the company will honor your policy until the end of its term, then decline to offer a new one. It's legal, it's increasingly common, and it usually says nothing about you as a customer. It says the carrier is repricing its risk in South Carolina.

Why South Carolina Homeowners Are Getting Dropped

Your roof aged out. This is the big one. About 70% of major carriers now enforce a roof-age threshold around 20 years — up from about half of carriers just a few years ago — and many start flagging roofs for review at 15. It doesn't matter that your roof looks fine or has never leaked. Once it crosses the carrier's age line, the computer says no. Some carriers will offer a middle ground instead of dropping you: switching your roof to actual cash value (ACV) coverage or excluding wind and hail. Watch for that language — it can quietly turn a $25,000 roof claim into a $7,000 check. I explained the ACV-versus-replacement-cost difference in my HO3 vs HO5 guide.

Reinsurance costs exploded. Insurance companies buy their own insurance, and after years of hurricanes, hailstorms, and inflation, that reinsurance has gotten dramatically more expensive. Some carriers would rather shrink their footprint in South Carolina than reprice it. That's part of why home insurance is more expensive across SC in 2026 — and why some companies are trimming customers instead of just raising rates.

Claims history — even small ones. Two small claims in three years can flag a policy, and even a claim you called about but never filed can show up in your CLUE report.

The neighborhood, not the house. Carriers manage risk by ZIP code. If your carrier is overexposed near Lake Murray, in a hail corridor, or in a wildfire-brush area of Lexington County, you can be non-renewed to thin the book — perfect house, perfect record and all.

What South Carolina Law Says They Owe You

This is where most homeowners have more protection than they realize. Under S.C. Code § 38-75-740, an insurance company that refuses to renew your homeowners policy must:

Give you advance written notice — 60 or 90 days depending on the date. If your non-renewal takes effect between November 1 and May 31, they owe you at least 60 days' notice. If it takes effect between June 1 and October 31 — hurricane season — they owe you at least 90 days'. If the notice came late, the policy generally must be renewed for another term. Check the postmark.

Tell you the precise reason. Vague doesn't cut it. The notice must state specifically why. That reason matters, because it tells you what to fix or how to shop.

If you believe your notice violated these rules, you can file a complaint with the South Carolina Department of Insurance — and it's worth a call to us first, because sometimes a carrier will walk back a defective non-renewal without a fight.

Your 30-Day Game Plan

1. Read the reason, then read your dates. Confirm the effective date, count backward, and verify you got the legally required notice window. Note exactly what the carrier cited.

2. If it's the roof, get documentation before you shop. A roof inspection report showing remaining life — or proof of recent repairs, decking condition, and updated components — can flip a "no" into a "yes" with a different carrier. Sometimes a $300 inspection saves you from years of the wrong policy. And if the roof genuinely is at end of life, compare the cost of replacement against years of higher premiums, ACV settlements, and wind/hail exclusions. The math favors the new roof more often than people expect.

3. Do not let coverage lapse — even for a day. A lapse can void your mortgage terms, trigger force-placed insurance from your lender (expensive coverage that protects the bank, not you), and make you harder to insure for years. Mark the end date and work backward.

4. Shop it independent — this is the whole ballgame. A captive agent can offer you exactly one company's appetite. We're independent: when one carrier says no over a 17-year-old roof, we know which carriers say yes at 20, which ones want an inspection, and which ones just want the wind/hail exclusion instead. The SC market hasn't closed — it's gotten picky, and picky markets are where an independent agent earns their keep. (Here's how to choose a local agency if you're comparing.)

5. Re-quote the bundle while you're at it. If your home policy is moving anyway, moving your auto with it usually beats keeping them split. Here's how bundling home and auto works in SC.

6. Use the replacement policy as a checkup, not a copy. Don't just replicate old coverage. Rebuild costs in the Midlands have jumped — make sure dwelling coverage reflects today's construction costs, not 2019's. My 60-second insurance check covers the fast version.

Got the Letter? Bring It to Us.

We're an independent agency in Lexington, and non-renewal rescues have become a regular part of our week. We'll read your notice, check the legal notice window, tell you honestly whether the carrier's reason is fixable, and shop every market we have for your situation — at no cost to you.

📞 Ben: (803) 920-8827 · 📞 Jennifer: (843) 509-2462 · Call or text us here

Frequently Asked Questions

Why did my home insurance company drop me if I never filed a claim? Most non-renewals in South Carolina right now aren't about you. Common triggers are roof age (many carriers flag roofs at 15 years and decline at 20), rising reinsurance costs, and carriers reducing how many homes they cover in certain ZIP codes. The notice must state the precise reason — read it carefully.

How much notice does my insurance company have to give before non-renewing in South Carolina? Under S.C. Code § 38-75-740, at least 60 days' written notice if the non-renewal takes effect November 1 – May 31, and at least 90 days if it takes effect June 1 – October 31. The notice must also state the specific reason. If the notice was late, the insurer generally must renew the policy for another term.

Can I get home insurance in SC with a roof over 15 years old? Usually, yes. Carrier appetites differ widely — some decline at 15 years, others accept 20+ with a recent inspection showing remaining roof life, and some offer coverage with actual cash value roof settlement or a wind/hail exclusion. An independent agent can match your roof's age and condition to the right carrier.

What happens if my homeowners coverage lapses between policies? Your mortgage lender can force-place insurance — expensive coverage that protects only the lender — and a lapse makes you look riskier to every carrier you apply to afterward. Line up replacement coverage to start the day your old policy ends.

Is a non-renewal the same as being cancelled? No. Cancellation ends coverage mid-term and is only allowed for specific reasons like non-payment. Non-renewal means your carrier honors the policy to the end of its term but won't offer a new one. You keep full coverage until the effective date on the notice.

Should I replace my roof to keep my home insurance? Sometimes it's the smartest money you can spend. Compare a replacement's cost against years of higher premiums, ACV claim settlements, and wind/hail exclusions on an aging roof. A new roof often unlocks better carriers, lower rates, and full replacement-cost coverage. We can run that comparison with you before you decide.