What a free inspection looks like on Kiawah Island roofs.
A free inspection on Kiawah is most useful for an owner who is not on the island. We register for the gate, walk the roof of a Vanderhorst or Turtle Point home, photograph every slope, check the shake or shingle for moss lift and split, check the valleys under the canopy for rot and the flashing at dormers and deck penetrations for salt, and send a written grade the same day to wherever you are.
Buying on Kiawah? A 1980s or 1990s canopy home may still carry its original wood shake, and an oceanfront house is likely on a salt-shortened shingle or a first-generation standing seam. The report tells you whether the roof belongs in the contract negotiation and what the Architectural Review Board package will need when it is replaced.
On shake and on older standing seam, walking the roof damages it, so the Kiawah inspection uses a drone for the field and a ladder only where the roof can bear weight. The photo set records every slope, valley and transition at a resolution the Architectural Review Board can use later, and the report separates what is failing from what is simply weathered, which on a thirty-year shake roof under canopy is a real distinction.
Under the canopy the report also covers moss and algae. Shade over a Turtle Point or Egret and Pintail roof grows both on shingle and shake, and the honest guidance is that zinc strips at the ridge help a little on a shingle roof, help less under heavy oak shade, and do nothing for a shake roof already holding moisture. We photograph the growth, say whether a cleaning is worth doing, and say when it is a sign the roof is done.
1980s and 1990s stained-wood and cedar-sided homes with steep gables and dormers under live oak and pine canopy in Turtle Point, Osprey Point, Egret and Pintail and the older Vanderhorst streets, many built with wood shake that this market has been replacing with standing seam or architectural shingle; 1990s and 2000s larger Vanderhorst and Kiawah Island Club homes with complex hips and multiple roof planes; 2000s to 2020s oceanfront and marsh-front elevated houses in Ocean Park, Cassique and The Settlement with standing seam and shingle siding; villa and cottage regimes near the resort and the Freshfields Village side. Mostly second homes and rentals.
Fifty-five minutes from Mount Pleasant down Highway 17, Main Road and Bohicket Road to the Kiawah gate, with Seabrook Island and Johns Island on the same dispatch run.
(843) 802-9224Kiawah prices track the published ladder with the Pearl standing seam carrying the top. Steep gables with dormers, multiple roof planes on a Vanderhorst hip, and shake tear-offs that expose old skip sheathing are priced for that detail in the written estimate, never on tear-off day.
Monthly payments from $116 with approved GreenSky financing. See the four packages →
What is included in every Kiawah Island job.
Asked in Kiawah Island.
Is the inspection really free?
Yes. No charge and no obligation. We earn business by being the roofer who told you the truth.
How long does it take?
About 45 minutes on site. The report arrives the same day.
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. It is written in the format carriers and buyers expect.
How often should a roof be inspected?
Once a year in the Lowcountry, and after any named storm.