South Carolina homeowner guide

Main water shutoff

At the meter near the street or at the wall entry. South Carolina's older housing stock in Charleston, Beaufort, and inland mill towns often has aging gate valves. Test yours before an emergency.

Crawl space access and condition

Most South Carolina homes have crawl spaces; the state's clay and sandy soils make basements uncommon. Inspect the crawl space at move-in: look for vapor barriers, standing water, pest activity, and wood rot. This is where most hidden damage in SC homes originates.

Termite pre-treatment status

South Carolina has year-round termite activity, particularly in the Lowcountry. Confirm whether the home has an active termite bond. If not, schedule an inspection immediately.

HVAC drain line flush

South Carolina's humidity makes condensate drain line clogging with algae a monthly concern. Flush with vinegar quarterly; a clogged drain shuts down the AC float switch.

Perimeter pest check

Walk the exterior monthly. Look for termite mud tubes at the foundation, fire ant mounds within 10 feet of the structure, and gaps at utility penetrations.

Coastal preparation

Charleston, Hilton Head, Myrtle Beach, and the Grand Strand face direct hurricane exposure. Know your evacuation zone (A-C), your evacuation route, and have a 7-day supply kit ready before June 1. Storm surge from a major hurricane can reach 10-15 feet on SC's barrier islands.

Roof inspection

SC roofs take constant UV and storm cycling. Annual professional inspection before hurricane season: look for lifted shingles, cracked caulking at flashing, and deteriorated underlayment.

Humidity and AC maintenance

South Carolina humidity (85-95% relative humidity in summer) means AC systems run continuously. Change filters monthly. The AC system should maintain indoor humidity below 60%; above that, mold becomes active.

Upstate and Midlands ice storms

The Upstate (Greenville, Spartanburg) and Midlands (Columbia) receive ice storms almost every winter. Stock 5-7 days of supplies. Don't plan to drive during ice events. Insulate exposed pipes in unheated spaces.

Lowcountry Formosan termite risk

The coastal Lowcountry (Charleston, Beaufort, Savannah) has significant Formosan termite populations. These consume wood faster than native species and are more difficult to eliminate. Annual inspection plus active bond is mandatory in Lowcountry homes.

Wood-to-soil elimination

Keep mulch and wood materials 12 inches from the foundation. Wood stumps near the house are termite nurseries. Have them ground out.

Hurricane straps and roof-to-wall connections

Homes built before 1994 in SC may lack hurricane straps connecting the roof structure to the wall framing. A licensed contractor can add hurricane connectors in the attic; this is one of the most cost-effective wind upgrades available.

Evacuation zone and storm surge awareness

Zone A evacuates first; these are barrier islands and lowest coastal areas. Storm surge is the primary killer. Know your zone, your route (I-26 and US 17 are primary evacuation routes), and your destination well before a storm is named.

South Carolina tornado risk

SC averages 20+ tornadoes per year, with peak activity in spring. The Midlands and Upstate have higher risk. Know your shelter location (lowest floor, interior room) and keep a NOAA weather radio near the bedroom.

Interior shelter protocol

If you did not evacuate: interior room, away from windows, lowest floor above storm surge. Wait for official all-clear. Do not go out during the eye.

Shut off and drain

Main water off at the meter. Open all faucets. Photograph damage. Plumber wait times are 48-72 hours after statewide freeze events.

Crawl space and grade-level flooding

Call Duke Energy (1-800-777-9898) or Dominion Energy SC (1-800-251-7234) to disconnect power before entering flooded spaces with submerged electrical equipment. Pump out water, dry with fans and dehumidifier. Mold begins in 24-48 hours in SC humidity.

Heat and ice outages

Summer: dangerous within hours. Know cooling shelter locations. Winter ice storms: outages last days. Duke Energy: 1-800-769-3766. Dominion SC: 1-800-251-7234. Generators outside only, 20 feet from windows.

Evacuate and call from outside

Rotten egg smell: everyone out immediately. Leave door open. Call 911. Dominion Energy SC gas: 1-800-251-7234. Piedmont Natural Gas: 1-800-752-7504. Do not re-enter until cleared.

Two exits, meet outside, never re-enter

Know two ways out of every room. Designate a meeting place. Crawl low under smoke. Call 911 from outside. Never go back inside.