What a free inspection looks like on Charleston roofs.
A peninsula inspection is also a documentation job. On a South of Broad or Ansonborough single house we photograph the existing metal profile, seams, valley pans and piazza roof so you have a record of the roof as it stands for any future BAR submission. The written report comes within 24 hours.
For a buyer in Wagener Terrace, Hampton Park Terrace or North Central, hip roofs from the 1920s to 1960s hide plank decking, old ventilation and layered shingle under a clean-looking surface. Our inspection tells you which shingle cycle the roof is on and what it will cost to replace, with the number pulled from our published price ladder.
On slate and terne roofs South of Broad and in Ansonborough, walking the roof damages it, so the peninsula inspection uses a drone for the field and a ladder only where the metal or the valley pans can bear it. The photo set records every seam, pan and piazza roof at a resolution a future BAR submission can use, and the report separates what is failing from what is simply old, which on a hundred-year roof is most of it.
Many peninsula policies now ask for a roof inspection at renewal, and an old roof insured at actual cash value is worth knowing about before the carrier decides for you. Our report gives the carrier what it asks for, age, material and condition by slope with dated photos, and gives you a plain answer on whether the roof has years left or whether the published metal price is the better plan.
1800s to early 1900s single houses and Charleston doubles with standing seam, slate and terne metal (South of Broad, Ansonborough, Harleston Village, Wraggborough, Cannonborough-Elliotborough); 1920s to 1940s bungalows and cottages with hip and gable roofs in Wagener Terrace and Hampton Park Terrace; 1940s to 1960s ranches and duplexes in North Central and the upper Eastside; steep pitches, dormers and piazza roofs throughout.
Based in Mount Pleasant, about fifteen minutes over the Ravenel Bridge from the peninsula, so crews dispatch to Charleston without a highway day in between.
(843) 284-6333
Jeff Ramsden, founder. 5+ years as a VP at Reimagine Roofing, 1,000+ roofs overseen.
Call (843) 284-6333We walk the roof, photograph every slope, re-seal exposed fasteners, and hand you a written report. It is free.
What is included in every Charleston job.
Asked in Charleston.
How much does a roof inspection cost in Charleston?
Free. A peninsula inspection includes the roof walk where the material can bear it, photos of every slope and penetration, re-sealed exposed fasteners, cleared valleys, and a written condition report within 24 hours that says repair or replace. There is no charge, and the report is yours. It costs the same on slate and terne South of Broad, where walking damages the roof, so the field is shot by drone and the photo set is detailed enough to support a future BAR submission.
Can I replace a roof in a Charleston historic district without going before the full Board of Architectural Review?
Often, yes. Under the City of Charleston Board of Architectural Review's policy statements, staff can approve repairs and in-kind replacements that do not change how the building looks. In kind means a material that matches the original's material, profile, dimensions, texture and color. A change in material or color goes to review. Where terne metal is no longer available, staff may approve aluminum or coated copper as an in-kind replacement, and the policy expects a historic roof to be repaired unless it is documented as beyond reasonable repair. We document the existing roof and prepare the staff application, and we tell you up front if your plan needs the full board.
How long does it take?
About 45 minutes on site. The report arrives within 24 hours.
Do I need to be home?
No, as long as we have permission to access the property. We walk the results with you by phone or in person.
Can I use the report for insurance?
Yes. The report is yours, with dated photos of every slope, to share with your insurer, your agent or a buyer.
How often should a roof be inspected?
Once a year in the Lowcountry, and after any named storm.