
French Quarter, Charleston (historic-district upscale corridor)
Single-unit upscale Southern modern, 3,500 sf, 75 seats, $165 average ticket, 32 staff, Liquor by the Drink with late-hour permit, premium wine and craft cocktail program. Operator came to us at renewal of an existing program from a prior broker. The renewal program carried lost-income coverage built on prorated annual averaging — bound off the prior dec page across multiple cycles without anyone scoping it for hurricane-season concentration or the Historic District repair-timeline reality. A hurricane storm-surge event during peak destination-wedding season then drove combined property damage, flood loss, and a Board of Architectural Review-constrained repair timeline that ran well past the program's lost-income period.
We re-read the operator profile on video — lost-income coverage sized to actual hurricane-season repair-timeline reality, a flood endorsement for storm-surge, ordinance-and-law coverage for the Historic District repair-scope constraint, and contingent business-interruption coverage for coastal supply-chain disruption. We rebuilt the program to put the storm-and-historic reality at the center.
The rebuilt lost-income coverage with the extended-period provision and ordinance-and-law coverage carried the historic-district repair timeline without the prior gap. State-law tie-in: Nelson v. Concrete Supply modified-comparative framework + Charleston Board of Architectural Review historic-district overlay + Atlantic hurricane-season exposure.














