What a free inspection looks like on James Island roofs.
A James Island inspection starts with the additions. Riverland Terrace, Clearview and Fort Johnson Estates brick ranches almost always carry a porch, carport or sunroom roof added at a lower pitch than the original, and that seam is where the water is. We walk every slope, photograph the tie-ins and the canopy side, and hand you a written report within 24 hours.
If you are buying in Harbor View, Stiles Point or Lighthouse Point, a 1980s or 1990s roof on its second shingle cycle can have years left or be at end of life, and a marsh-facing slope ages faster than the street side. Our report tells you which, and what the replacement costs on our published ladder, from $12,950 on Lowcountry Classic to $52,650 on The Pearl Metal.
A James Island inspection includes the attic. The 1950s to 1970s ranches in Riverland Terrace and Fort Johnson Estates were built with gable vents and no more, and the deck shows it from below: darkened sheathing near the eaves, rusted nail tips, and a bathroom fan venting into the insulation. Those conditions age a shingle roof early, and they go in the report with photos.
Sellers on James Island book the inspection before listing. A buyer's home inspector reports what is visible from a ladder and flags the roof as a question; our report answers it with slope-by-slope photos, a remaining-life estimate and the price of a replacement on the published ladder, which keeps a Harbor View or Stiles Point contract from stalling over a roof that has ten years left. It also notes which of the three permit offices your parcel reports to.
1950s to 1970s brick ranches with low-pitch hip and gable roofs in Riverland Terrace, Woodland Shores, Clearview and Fort Johnson Estates; 1980s to 1990s two-stories in Harbor View, Stiles Point and Lighthouse Point on a second shingle cycle; 1990s to 2010s elevated marsh-front homes in Seaside Plantation and along the Stono with higher pitches and exposed eaves; low-slope additions and porch roofs common across the island.
Based in Mount Pleasant, about twenty-five minutes across the peninsula and the Wappoo Cut to James Island, dispatched on the same crew day as West Ashley and Folly Beach.
(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 James Island job.
Asked in James Island.
How much does a roof inspection cost on James Island?
A James Island roof inspection is free. We walk every slope, photograph each slope and penetration, re-seal exposed fasteners, clear the valleys, and send a written condition report within 24 hours. It ends with a repair or replace recommendation, and the report is yours either way. The island version adds the attic, where gable-vented 1950s to 1970s ranches in Riverland Terrace and Fort Johnson Estates show darkened sheathing and rusted nail tips, and it notes which of the three permit offices your parcel reports to.
Who issues roofing permits in the Town of James Island now?
For new permits on or after May 1, 2026, the Town of James Island handles building permits and inspections itself through SAFEbuilt, with an online permit portal. Projects already under way before that date stay with Charleston County Building Services. James Island parcels in the City of Charleston or unincorporated county still permit with those offices. Neighbors on the same street can fall in different jurisdictions, so we confirm yours from the parcel and file with the right office under your order.
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.