SC Safe Home, explained from the Department of Insurance's own pages

Where the program comes from

The program page says SC Safe Home was created through the Omnibus Coastal Property Insurance Reform Act of 2007 and updated during the 2017-2018 session of the General Assembly. Its stated purpose is to help people who live near the coast make their homes stronger against hurricanes and strong winds.

What it pays for

The department lists three kinds of work (program page):

• Roof strengthening: roof deck attachment, secondary water barriers, high wind-rated coverings, gable bracing and roof-to-wall connections.
• Opening protection: impact-rated windows, doors and garage doors.
• Hurricane shutters and protective barriers.

It does not fund regular repairs, remodeling or new rooms. The department's key terms page defines a secondary water barrier as a layer under the roof covering that keeps water out if shingles or tiles are damaged or blown off, and roof deck attachment as the fasteners or adhesives that secure plywood or OSB decking to the framing.

Roof projects are tied to the FORTIFIED standard. The department's February 2026 release describes a continuing partnership with the Insurance Institute for Business & Home Safety that lets qualifying roof projects earn dual designations, and its contractor and inspector resources state that all projects permitted on or after November 1, 2025 must meet the 2025 FORTIFIED Home Standard. For a plain-language start on the standard itself, see NRD's page on what a FORTIFIED roof is.

How much a grant can be

According to the SC Safe Home FAQs, awards are set from the project cost and the household's total adjusted gross income on its most recent federal return, adjusted for family size and compared with the higher of the county area median income or the state median family income, both published yearly by HUD. If the project costs more than the grant, you pay the difference, and once the year's funds run out, no new grants are issued. The department offers an award estimator for a rough figure.

Who qualifies

The FAQs name the eligible counties: Beaufort, Berkeley, Charleston, Colleton, Dorchester, Florence, Georgetown, Horry, Jasper, Marion and Williamsburg. The home must also:

• be owner-occupied and your primary residence;
• be site-built or manufactured/modular, with duplexes and multifamily buildings excluded;
• carry a current homeowners insurance policy;
• have no existing or previous damage;
• not have already received and used an SC Safe Home grant.

Renters, apartments and townhomes do not qualify, and a roof that is already damaged makes the home ineligible.

How applying works, step by step

1. Wait for an open window. The program page says applications open twice a year; when this guide was published it said the program was not accepting applications and offered sign-up for notices. A department release dated February 4, 2026, for example, announced a portal reopening on February 10, 2026.
2. Gather three documents. The FAQs ask for your most recent IRS Form 1040 or other tax return, your homeowners insurance declaration pages and your county property tax assessment.
3. Get a contractor's estimate. A retrofit estimate must go in with the application. The department encourages you to compare more than one estimate from its participating inspectors and contractors list and to ask any contractor for proof of insurance and licensure.
4. Don't book an inspection yet. The wind inspection happens after you apply, and only a participating inspector may do it. You pay the inspector, and the fee cannot exceed $250 on a sliding scale: up to $150 for homes up to 1,500 square feet, up to $200 for 1,501 to 2,000, and up to $250 above that.
5. Start no work before approval. Retrofits you have already done cannot be reimbursed; the FAQs say you need the inspection and grant approval first.
6. Finish within three months. Approved improvements must be completed within three months of the date on your Grant Award Notification letter.

Choosing the contractor

The department's contractor and inspector resources say participants must complete SC Safe Home training in addition to holding the appropriate state licensure, and attend annual recertification. You can confirm a roofer's state standing yourself: residential roofing over $500 requires a specialty contractor registration from the Residential Builders Commission. The directory's South Carolina roofing licensing summary and its list of South Carolina roofing contractors are useful next stops, and the home page covers the state's roofing-and-insurance law.

Frequently asked questions

Can SC Safe Home pay me back for a roof I already replaced?

No. The FAQs say state law bars reimbursing retrofits already done; the inspection and grant approval must come first.

Which counties can receive SC Safe Home grants?

Beaufort, Berkeley, Charleston, Colleton, Dorchester, Florence, Georgetown, Horry, Jasper, Marion and Williamsburg, according to the Department of Insurance.

What does the wind inspection cost?

The homeowner pays the participating inspector, capped at $250 depending on the home's square footage, per the FAQs.

Is SC Safe Home taking applications now?

Check the program page. It says applications open twice a year, and the FAQs explain that the portal's status bar shows green when the program is accepting applications, yellow when it is accepting a limited number, and red when it is closed.