South Carolina H 5063: Property insurance and structural inspections

Bill Text

2025-2026 Bill 5063 Text of Previous Version (Jan. 29, 2026) - South Carolina Legislature Online 

South Carolina General Assembly
126th Session, 2025-2026

Bill 5063

Indicates Matter Stricken
Indicates New Matter

(Text matches printed bills. Document has been reformatted to meet World Wide Web specifications.)

A bill

TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY ADDING SECTION 
38-75-70 SO AS TO REQUIRE PERIODIC FULL STRUCTURAL INSPECTIONS OF CERTAIN 
COASTAL MULTI-STORY BUILDINGS BY CERTIFIED STRUCTURAL EXPERTS AS A CONDITION OF 
PROPERTY INSURANCE RENEWAL, TO PROVIDE INSURERS MAY CONSIDER THE FINDINGS AND 
CONCLUSIONS OF STRUCTURAL INSPECTION REPORTS WHEN DETERMINING WHETHER TO RENEW, 
NONRENEW, OR CONDITIONALLY RENEW A POLICY, AND TO PROVIDE A POLICY RENEWED 
FOLLOWING A QUALIFYING INSPECTION MUST PROVIDE COVERAGE FOR LOSS OR DAMAGE UP 
TO POLICY LIMITS AND COVERAGE FOR REASONABLE ALTERNATIVE LIVING EXPENSES WHEN 
EVACUATION IS NECESSARY DUE TO STRUCTURAL DEFICIENCIES.

Be it enacted by the 
General Assembly of the State of South Carolina:

SECTION 1. Article 1, Chapter 75, Title 38 of the S.C. Code is 
amended by adding:

 Section 
38-75-70. (A) As used in this 
section:

 (1) 
"Building" means a residential or mixed-use structure intended for human 
occupancy.

 (2) 
"Certified structural expert" means a professional engineer licensed in this 
State with demonstrated experience in structural engineering, or another person 
approved by the Department of Insurance by regulation who possesses 
substantially equivalent credentials. The department shall create and maintain 
a publicly-accessible database of such certified structural experts on the 
internet website of the department.

 (3) 
"Coastal area" means any location within three miles of the Atlantic Ocean 
coastline of this State, measured horizontally from the mean high-water mark.

 (4) 
"Full structural inspection" means a comprehensive evaluation of the primary 
structural systems of a building, including the foundation, load-bearing 
elements, framing, columns, beams, slabs, balconies, and other components 
necessary to determine the overall structural integrity and safety of the 
building, performed by a certified structural expert in accordance with 
generally accepted engineering standards.

 (5) 
"Insurer" means an insurance company authorized to transact property insurance 
business in this State.

 (6) 
"Renewal" means the continuation of an insurance policy beyond its existing 
term, whether by issuance of a new policy or by extension of the existing 
policy.

 (B) 
This section applies to any building that:

 (1) 
is four stories or a mean of 49 feet;

 (2) 
is located within the coastal area; and

 (3) 
is at least fifteen years of age, as measured from the date of issuance of the 
original certificate of occupancy.

 (C) A 
building subject to this section must undergo a full structural inspection by a 
certified structural expert at least once every five years as a condition to 
renewing its property insurance. The certified structural expert shall prepare 
a written report of his findings and conclusions, and provide the report to the 
insured and insurer.

 (D)(1) An insurer may consider the 
findings and conclusions of a full structural inspection report prepared by a 
certified structural expert when determining whether to renew, nonrenew, or 
condition the renewal of a policy of property insurance covering a building 
subject to this section.

 (2) 
If an insurer renews a policy of property insurance covering a building subject 
to this section and the building has been inspected by a certified structural 
expert within the five-year period preceding the renewal, the insurer shall 
provide coverage that includes:

 (a) 
coverage for loss of or damage to the building up to the full limits of the 
policy; and

 (b) 
coverage for reasonable replacement costs for alternative living arrangements 
for occupants if the building must be wholly or partially evacuated due to 
structural deficiencies identified during the period between the inspection and 
the date on which the next inspection is required.

SECTION 2. This act takes effect upon approval 
by the Governor and is applicable to policies issued or renewed after December 
31, 2026.

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This web page was last updated on January 29, 2026 at 11:04 AM