Landlord & Short-Term Rental Insurance in Lexington, SC
We're a local, independent agency based in Lexington. We insure long-term rentals, Airbnb and VRBO homes, lake houses, and houses that are vacant or being renovated, all across South Carolina. We shop your rental with standard and specialty carriers and make sure it's on the right kind of policy.
You can also text us at 803-920-8827. Buying a house to rent out or fix up? Call us before you close. Vacant and renovation homes need a different policy, and it's easier to set up ahead of time.
Why rental owners use an independent agent
The right kind of policy
A regular homeowners policy is written for a home you live in. Once a tenant or guest moves in, it may not cover the house, your liability or your lost rent. We put rentals on a true landlord or short-term rental policy.
More than one market
Rentals are priced very differently from one company to the next, and some won't write Airbnbs, older homes or lake lots at all. We quote standard and specialty carriers so you see real options.
Help with the hard ones
Docks, older electrical panels, rural fire protection, coastal wind and recent cancellations are where rentals get stuck. We've placed all of them and know which questions underwriters will ask.
What we can quote
Long-term rentals
Single-family homes, townhomes and condos rented on a lease. Usually written on a DP-3 landlord policy with loss of rent and premises liability.
Short-term rentals
Airbnb and VRBO homes, including homes you rent most of the year and lake or beach houses you rent part of the year.
Vacant and renovation homes
Coverage while a house sits empty between tenants or while you fix it up, then a switch to a rental policy once it's ready.
Duplexes and small multifamily
Duplexes, triplexes and fourplexes, whether or not you live in one of the units.
Lake homes with docks
Lake Murray, Lake Wateree, Lake Greenwood and others, with docks and boat lifts listed at their real value.
Homes owned by an LLC
Rentals titled to an LLC or trust, plus an umbrella or LLC liability policy on top when you want more protection.
What a landlord policy covers
- The house itself, ideally at replacement cost, so you can rebuild after a fire or storm.
- Other structures, like a detached garage, shed, fence or dock.
- Loss of rent if the home can't be lived in after a covered loss.
- Premises liability if a tenant or guest is hurt and blames the property.
- Your own items at the rental, like appliances or the furniture in a short-term rental.
Your tenant's belongings are not covered by your policy. That's what renters insurance is for, and it's worth requiring in your lease.
Things that trip up South Carolina rental owners
A homeowners policy on a rental
If you moved out and kept your old homeowners policy, the carrier may deny a claim or non-renew once they learn it's rented. Switch it before there's a claim.
Vacancy
Many landlord policies limit coverage for vandalism, glass and water damage once a home has been empty for 60 days. A vacant home needs a vacant dwelling policy.
Airbnb on a landlord policy
A long-term landlord policy usually isn't built for nightly guests. Short-term rentals need a policy or endorsement that allows them.
Docks
The standard other-structures limit is often 10% of the house, which may not rebuild a covered dock and lift. We list the dock at its real value.
Wind deductibles
Closer to the coast, many policies use a percentage wind deductible. On a $400,000 house, 2% is $8,000. We'll show you the dollar amount up front.
Older electrical panels
Fuse boxes and some older panel brands, like Federal Pacific and Zinsco, can get a rental declined or canceled. Tell us up front and we'll find a market that works.
Ready to compare?
Fill out our rental property quote form, or call or text Ben at 803-920-8827. If you have a current declarations page, a lease or your rental listing, send it along. We can usually get quotes started the same day.
Serving Lexington and all of South Carolina
We write rental property insurance in Lexington, Columbia, Irmo, Chapin, West Columbia, Cayce, Red Bank, Gilbert and all around Lake Murray. We're licensed statewide, so we can help with rentals in Charleston, Greenville, the Grand Strand and anywhere else in South Carolina.
Also own the home you live in, a boat or a business? See our auto and home quotes, boat, RV and motorcycle insurance and business insurance.
Rental property insurance questions we hear a lot
Can I use my homeowners policy on a rental house?
Usually not. A homeowners policy (HO-3) is written for a home you live in. Once the home is rented to a tenant, most carriers expect it to be on a landlord policy, and a claim on a rented home insured as owner-occupied can be denied. If you've moved out and are renting your old house, call us so we can switch it.
What is a DP-3 policy?
A DP-3 is the most common landlord policy. It covers the house on an open-perils basis, usually at replacement cost, and can include loss of rent and premises liability. DP-1 and DP-2 are cheaper versions that cover fewer causes of loss, and they're sometimes used for older or lower-value rentals.
Does landlord insurance cover my tenant's belongings?
No. Your policy covers the building and your own items there, like appliances. Your tenant needs their own renters insurance for their belongings and their liability. Many landlords require it in the lease.
Do I need special insurance for an Airbnb in South Carolina?
Yes. Most homeowners and long-term landlord policies aren't built for nightly guests. A short-term rental needs a policy or endorsement that allows it, with liability for guests and coverage for the furnishings. Some cities and counties in South Carolina also require a short-term rental permit, so check locally.
What happens if my rental sits vacant?
Many landlord policies limit coverage once a home has been empty for 60 days in a row. If you're between tenants for a while or renovating, you may need a vacant dwelling policy until the home is rented again.
Is my dock covered on a rental lake house?
It depends on the policy and the carrier. Docks usually fall under other structures, and the default limit may be too low to rebuild a covered dock and lift. Some carriers also restrict docks on certain lakes. We confirm the dock is covered and list it at its real value.
Can my rental be insured if it's owned by an LLC?
Yes. Many carriers will write a landlord policy with the LLC as the named insured. We'll ask who the members are, and we can add an umbrella or LLC liability policy if you want more protection.
