James Island homes between the harbor and the Stono

James Island is not one city hall. Parts of it are in the City of Charleston, part is the Town of James Island, and some streets are unincorporated. That split shows up when you pull a permit or ask who maintains a road. It does not change the weather. The island sits between the harbor, the Stono River, and a wide spread of marsh. If you plan to stay in the house, the House File keeps the shutoff, the flood papers, and who holds a key in one place. MOSES is digital and works anywhere; it is still on a waitlist, and nothing is on sale.

Raised houses are common, which means the shutoff may be under the house rather than in a garage. Wind and a high water table are why a written record earns its keep. After a storm, the person helping you needs the panel photo, the water valve, and the roofer who already knows the house — not a search through email.

Flood paper, salt air, and what is actually under the house

When you carry flood insurance, it is a different policy from homeowners insurance. Store the declarations, the flood carrier’s contact, and any elevation certificate. A sentence that says “we think we’re in a zone” is weaker than the paper. Salt air this close to the harbor ages coils, fasteners, and outdoor units faster than the same equipment in Summerville. The file should name the HVAC company, the filter size, and the last service date. Termite inspections belong there too. Piers and crawl spaces are easy to ignore until a renewal letter shows up.

Some streets are on public sewer. Some older or edge lots still use a septic tank. Write which one this property has, and where the tank and drain field are if they exist, because a plumber who assumes the wrong system wastes a day. The same rule applies to a dock or a bulkhead: record it only if this parcel has one, along with the maintenance contact. Do not copy a neighbor’s creek lot onto a house that faces a dry street.

Keep these where a house-sitter can find them

• Under-house shutoff and the main breaker
• Flood and wind paperwork, filed as separate policies
• Septic or sewer, stated plainly, plus any dock notes that are real
• Key holder and the vendor list for HVAC, roof, and pest