Hurricane Prep for Lowcountry Homeowners

Atlantic hurricane season runs from June 1 through November 30, and in the Lowcountry the busiest stretch usually lands from mid-August into October. The best time to prepare is when the forecast is quiet. Once a storm has a name, the hardware stores are picked over, contractors are booked and insurance companies stop writing new coverage in our area.

Here is how I'd approach it as a homeowner, and what I tell my clients after closing.

1. Know your zone and your plan

South Carolina uses evacuation zones, and they are based on your address, not your county. Look yours up on the SC Emergency Management Division's Know Your Zone map and write it on your fridge. Decide now where you would go, which route you'd take and what you'd do with pets. If you have family on the island or downtown, agree on a meeting point and a check-in time.

2. Review your insurance before June

This is the step most people skip and the one that matters most after the storm passes.

• Flood is separate. Standard homeowners policies do not cover flood. A new NFIP flood policy generally has a 30-day waiting period, so buying one when a storm is in the Gulf is too late.
• Know your wind/hurricane deductible. Many coastal policies use a percentage deductible (often 2% to 5% of the dwelling coverage), not a flat dollar amount. On a $500,000 dwelling limit, a 2% deductible is $10,000.
• Check replacement cost vs. actual cash value on both the dwelling and your belongings.
• Ask about fortification credits. Roof straps, impact-rated openings and a newer roof can lower premiums. The SC Safe Home program has offered grants for wind-mitigation upgrades to eligible homeowners, so it's worth checking.

3. Document everything now

Walk through your home with your phone and record a slow video of every room. Open closets and drawers. Narrate brand names and approximate ages of big items. Photograph your roof, siding, fences and dock if you have one. Keep receipts for major purchases and improvements in the same cloud folder as your policies. A clear "before" record makes an adjuster's job, and your claim, much simpler.

4. Prepare the house

• Measure and pre-cut plywood for windows, or confirm your shutters work and you have the hardware. Label each panel by window.
• Brace or reinforce the garage door. It is the largest opening in most homes, and when it fails the wind gets inside.
• Clean gutters and downspouts so heavy rain moves away from the foundation.
• Trim dead limbs, especially over the roof, driveway and power lines.
• Know where your main water shutoff and electrical panel are, and how to turn off gas if you have it.
• Have a plan for anything that can fly: patio furniture, grills, potted plants, kayaks, trash cans.
• If you have a generator, test it before the season. Never run it in a garage or near open windows.
• Elevate what you can in ground-level storage and garages, especially in low-lying or tidal areas.

5. Build a go-kit

Pack for at least three days, and keep it somewhere you can grab it in one trip.

• Water and food. A gallon of water per person per day, and food that needs no cooking.
• Health. Medications, a first aid kit, glasses and anything a baby or older relative needs.
• Power and light. Flashlights, extra batteries, chargers and power banks.
• Information. A battery-powered radio for weather alerts, and a paper map in case cell service is down.
• Cash, since card readers and ATMs don't work without power.
• Documents. Copies of IDs, insurance cards, birth certificates, passports, and proof of ownership for your home, cars and boat, in a waterproof bag and in cloud storage.
• Phone numbers written down, including your insurance agent's.

Fill your car's gas tank early and keep it above half during an active threat.

A kit for your pets

Pets need their own bag, and a plan for where they can stay, since not every shelter or hotel takes them.

• Up to two weeks of food, water and medications
• Proof of rabies vaccination and a recent photo of each pet
• Carriers, leashes and something familiar for comfort
• Litter and a scoop, waste bags, training pads, paper towels and disinfectant
• A microchip and ID tags with your current phone number

Keep your plans off social media

Share your evacuation plan with family, not with the public. Posting that you've left tells strangers your house is empty. Save the photos for when you're home.

6. After the storm

• Wait for officials to say it's safe to return. Watch for downed lines and standing water.
• Photograph damage before you move or clean anything, then make reasonable temporary repairs (tarping, boarding) to prevent further damage and keep the receipts.
• Call your insurance agent promptly and keep a log of every conversation.
• Be cautious with door-to-door contractors. Verify licensing with SC LLR and never pay the full amount up front.

What's different about preparing in Charleston

Most hurricane checklists are written for wind. Here, water is usually the bigger threat.

• Storm surge and tide timing. Zones are drawn around storm surge, which is why a home miles inland on a tidal creek can be in an earlier zone than one near the beach on higher ground. A storm that arrives at high tide floods far more streets than the same storm at low tide.
• Check your flood zone, then look past it. You can look up any address on the FEMA Flood Map Service Center. Homes outside the high-risk zones flood here too, and flood insurance on those homes usually costs much less.
• Move your car early. Low streets downtown, in parts of West Ashley and on the islands flood in heavy rain alone. Before major storms the City of Charleston has often opened parking garages to residents; watch the city's announcements.
• Know your route. For a major evacuation the state can reverse lanes on I-26 so all of them run toward Columbia. Leave early, and if you live on an island remember that bridges close to traffic once winds reach a set speed.
• Boats, docks and what's under the house. Have a haul-out or tie-down plan for the boat, bring in dock furniture and kayaks, and move anything stored under a raised home up or out.

Look up your evacuation zone on the state's Know Your Zone map, and read the details of the SC Safe Home grant program, which helps eligible coastal homeowners pay for roof and opening upgrades. Applications open only at set times of year.

Common questions

When is hurricane season in Charleston?

June 1 through November 30. The most active stretch for the South Carolina coast is usually mid-August through October.

Do I need flood insurance if my lender doesn't require it?

It's worth a quote. Homeowners policies don't cover flood, a new policy generally takes 30 days to start, and a lot of Lowcountry flooding happens outside the zones where lenders require coverage.

Can a hurricane delay my closing?

Yes. When a named storm threatens, insurers stop issuing new policies until it passes, and a lender won't close without one. Getting insurance bound early in the contract is the best protection.

If you're buying or selling during storm season

Insurers typically stop binding new policies in our area when a named storm enters a defined watch zone, which can pause a closing for a few days. If you're under contract between June and November, line up your homeowners and flood quotes early in due diligence so a binding freeze doesn't catch you at the last minute. I watch for this on every summer and fall transaction.

This post is general information, not insurance or legal advice. Talk with your insurance agent about your specific coverage.

Related: A Lowcountry homeowner's seasonal maintenance guide · What is my home worth? · Ask Jill a question