Question 1

What insurance should I require from a general contractor's subcontractors?

Accepted Answer

Every subcontractor should carry their own GL ($1M/$2M minimum), workers' compensation (statutory limits), and commercial auto ($1M CSL). The GC should collect and maintain COIs from all subs before they begin work. Do not rely solely on the GC's policy to cover subcontractor claims — if a sub is uninsured, the claim may flow up to the GC's policy, depleting coverage available for other claims.

Question 2

What is a per-project aggregate endorsement and when do I need it?

Accepted Answer

A per-project aggregate endorsement ensures that the GC's full aggregate limit applies separately to each project, rather than being shared across all projects the GC is working on simultaneously. Without this endorsement, claims on other projects could deplete the aggregate limit available for your project. Require this endorsement whenever the GC is working on multiple projects concurrently.

Question 3

How do I protect against construction defect claims after the project is done?

Accepted Answer

Require the GC to maintain completed operations coverage for a minimum of 3–5 years after project completion (10 years in states with longer statutes of repose). Verify that your additional insured status extends to completed operations via CG 20 37. Include contractual indemnification provisions and a requirement that the GC notify you if completed operations coverage is cancelled or non-renewed.

Question 4

Should I require the GC to carry professional liability insurance?

Accepted Answer

Yes, if the GC is providing any design-build services, construction management, or project management consulting. Standard general liability policies exclude professional services — meaning design errors, specification mistakes, or project management failures would not be covered. A $1M professional liability (E&O) policy is the minimum for most commercial projects.

Question 5

Do general contractors in South Carolina need a license?

Accepted Answer

Licensing requirements for general contractors vary by municipality in South Carolina. Check with your local licensing board and always request proof of current licensure on the COI.

Question 6

What happens if my general contractors's insurance expires in South Carolina?

Accepted Answer

In South Carolina, you as the property manager could be held liable for injuries or damages caused by an uninsured general contractors on your property. South Carolina courts have consistently ruled that property owners have a duty to verify contractor insurance before allowing work to begin.

Coverage Type	Recommended Minimum	Notes
General Liability	$1,000,000 / $2,000,000	Projects exceeding $500K in contract value typically require $2M/$4M GL limits. Multi-year or phased projects may require per-project aggregate endorsements to prevent coverage depletion across multiple projects.
Workers Compensation	Required (4+ employees)	S.C. Code § 42-1-360 requires WC for employers with 4+ employees. Agricultural employers are exempt. Contractors with 1–3 employees are not required to carry WC.
Commercial General Liability	$2,000,000 / $4,000,000	Must include completed operations, products-completed operations aggregate, and independent contractors coverage. Verify the policy does not exclude subcontractor work.
Workers' Compensation	Statutory limits	Must cover all employees on the project. Verify the GC is not misclassifying workers as independent contractors to avoid WC coverage.
Umbrella / Excess Liability	$2,000,000	Essential for projects over $500K. For large commercial projects, $5M–$10M umbrella coverage is common. Verify the umbrella follows form over GL, auto, and employers' liability.
Builder's Risk	Full project value	Covers the structure and materials during construction against fire, weather, theft, and vandalism. Typically purchased by the property owner or GC depending on the contract.
Professional Liability (E&O)	$1,000,000	Required if the GC provides any design-build services, value engineering, or construction management consulting. Standard GL does not cover professional errors.

General Contractors Insurance Requirements in South Carolina

General Contractors Insurance Requirements in South Carolina

Frequently Asked Questions

Track General Contractors COIs in South Carolina Automatically