When the usual insurance companies say no

Some risks don't fit the boxes a standard insurance company uses. A house that sits empty during a renovation. A lake cabin that turns into an Airbnb in the summer. A small contractor who needs a certificate of insurance by Friday to start a job. A one-night fundraiser at a rented venue.

That's where specialty coverage comes in. Mauldin Insurance Group is an independent agency based in Lexington, SC, and we've added a specialty program partner that writes many of these hard-to-place risks across South Carolina. Here's what we can now quote for you.

Contractor general liability

If you're a contractor in South Carolina, a general contractor or the property owner will usually ask for proof of liability insurance before you set foot on the job. We can quote general liability for most trades, from one-person handyman outfits to established crews.

• Fast turnaround. Many contractor GL quotes come back quickly, and applications can be signed electronically, so you aren't waiting days for a certificate.
• Lower money down. The down payment on these policies is often lower than what other markets ask, which helps when cash is tight at the start of a season.
• Room to grow. Larger contractors with bigger payrolls or higher limit requirements can step up to a premier GL program, with excess liability bundled on top when a contract calls for more coverage.

We can help you read the insurance requirements in a contract before you sign it, too. Additional insured wording, waiver of subrogation and minimum limits trip up a lot of good contractors.

Homes that don't fit a standard policy

Standard homeowners companies in South Carolina have gotten pickier, especially along the coast and around the lakes. Our specialty homeowners program covers properties they often turn down:

• Vacant homes. Inherited houses, homes between tenants, and properties sitting empty during a sale or renovation.
• Airbnb and short-term rentals. Lake Murray and Lake Wateree rentals, beach places, and city homes rented by the night.
• Long-term rentals. Landlord coverage for single-family homes you rent out.
• Second homes. Lake houses, Upstate cabins and coastal places you use part of the year.
• Condos. Unit owner coverage for the inside of your unit and your liability.
• Primary homes that have been declined or non-renewed elsewhere.

All of these go through one application, and the program handles high-value homes with total insured values up to $25 million. If your current company just sent a non-renewal letter, call us before the date on that letter.

Builder's risk

Builder's risk covers a building while it's going up or being renovated. We can place it for new construction, renovations, remodels and cosmetic updates on residential and commercial projects, including apartment complexes, shopping centers and office buildings.

• Project values from $2 million to $25 million, with smaller projects available for contractors we already insure
• Policy terms up to 36 months for longer builds

Real estate investors with 10 or more properties

If you own a portfolio of rental or commercial properties, juggling a separate policy for each one gets expensive and messy. Our investor property program is built for owners with 10 or more locations, with no upper limit on portfolio size.

Excess liability for almost anything

When a lease, contract or lender requires higher liability limits than your main policy carries, excess liability fills the gap. This program writes excess over a wide range of businesses, generally for accounts paying $5,000 or more a year.

Pollution liability

Most general liability policies exclude pollution. That leaves a hole for businesses like contractors, mold and asbestos abatement, fuel and chemical handlers, auto shops and property owners with environmental exposure. We can now quote pollution liability for those operations.

Commercial marine

This is business coverage on the water: marine contractors who build docks and seawalls on Lake Murray or the coast, commercial vessels, and cargo moving by sea. Personal boat insurance is a separate product, and we write that too.

Special events

One-day and multi-day events can be covered for up to 90 days, with no cap on attendance. That includes concerts, plays, festivals, business meetings, fundraisers, and vendors or exhibitors who need their own certificate to set up. Annual policies are available for groups that hold events all year. Coverage options include general liability, inland marine for equipment, excess auto liability, workers' comp and accident medical.

Valuables: jewelry, art, instruments and collections

A homeowners policy limits how much it pays for theft of jewelry, art and collectibles. A personal articles floater covers those items individually, on an all-risk basis, anywhere in the world. That makes it a good fit for engagement rings, watches, fine art, furs, sports memorabilia and musical instruments, including the gear working musicians take on the road.

Film and video production

South Carolina has a growing production scene. We can cover documentaries, commercials, music videos, short films, feature films and web series, in pre-production, during the shoot and in post. Options include equipment, general liability, hired and non-owned auto, workers' comp and travel accident coverage.

Frequently asked questions

What is specialty or surplus lines insurance? It's coverage written by insurance companies that handle risks standard companies won't take. In South Carolina these policies are legal and regulated, and they're placed through licensed agents like us.

Can I insure a vacant house in South Carolina? Yes. Most standard homeowners policies limit or drop coverage once a home sits empty for a set period, often 30 to 60 days. A vacant dwelling policy is built for that situation.

Does my homeowners policy cover my Airbnb? Usually not, or only in a limited way. Renting your home by the night is a business use, and many standard policies exclude it. A short-term rental policy closes that gap.

How fast can a contractor get a certificate of insurance? For many trades we can quote, bind and issue a certificate the same day once the application is signed.

Do I need builder's risk if my contractor has insurance? Often yes. A contractor's liability policy doesn't cover damage to the building itself while it's under construction. The contract usually spells out whether the owner or the builder buys builder's risk.

Do I need event insurance for a wedding or fundraiser? Many venues in the Midlands and around Lake Murray require it. A one-day liability policy is usually inexpensive and protects you if a guest is hurt.

Is my engagement ring covered by my homeowners policy? Only up to a small theft limit in most cases. Scheduling it on a personal articles floater covers it for its full appraised value, including loss.

Do you write these policies outside the Midlands? Yes. We're based in Lexington, SC, and we can place this coverage anywhere in South Carolina.

Get a quote

If another agent or company has told you no, give us a shot. Call Ben Mauldin at 803-920-8827 or request a quote on our website. We'll tell you plainly whether we can place it and what it will cost.