What a free inspection looks like on Sullivan's Island roofs.
A free inspection on Sullivan's Island is most useful for an owner who is not on the island. We walk the roof of a Station 22 or Atlantic Avenue house, photograph every slope and every fastener line that salt has reached, check the flashing at the deck penetrations, and on a Middle Street cottage check the seams and fasteners on old metal. The written grade goes within 24 hours to wherever you are.
For a buyer on the island, a 1970s or 1980s elevated house is likely on its second or third salt-shortened shingle, and a historic cottage inside the overlay carries a Design Review Board question on top of the roof question. The report tells you whether the roof belongs in the price you offer and what the board package will need when it is replaced.
On the old metal over Middle Street and I'On Avenue porches, walking the roof can do more harm than good, so the inspection uses a drone for the field and a ladder only where the metal can bear weight. The photo set records every seam and pan at a resolution the Design Review Board can use later, and the report separates what is failing from what is simply old paint over sound metal.
The town's tree ordinance protects the live oaks over I'On Avenue and the Fort Moultrie side, which limits where a ladder truck or a lift can sit on a lot, so the inspection is planned around the trees and the tide. For a cottage inside the historic overlay the photo set doubles as the baseline for any future Design Review Board submission, recording the existing profile, color and porch metal as they stand today.
1900s to 1940s wood-frame beach cottages and officers' houses along Middle Street, I'On Avenue and the Fort Moultrie end, many inside the historic overlay with low-pitch porch roofs and metal already on some; 1970s to 1990s elevated houses on pilings by station number from Station 18 to Station 32 with hips and low-slope deck sections; 2000s to 2020s full rebuilds on Atlantic Avenue and the oceanfront stations with steep gables, standing seam and stucco or shingle siding. Heavy second-home ownership, so the roof decision is usually made off the island.
Twelve minutes from Mount Pleasant over the Ben Sawyer Bridge, the closest island to HQ, with Isle of Palms on the same dispatch run across Breach Inlet.
(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 Sullivan's Island job.
Asked in Sullivan's Island.
How much does a roof inspection cost on Sullivan's Island?
A Sullivan's Island inspection is free. We photograph every slope and penetration, re-seal exposed fasteners, clear valley debris, and send the written condition report within 24 hours to wherever you live, with a clear repair or replace recommendation. The report belongs to you. Old metal over Middle Street and I'On Avenue porches is shot by drone rather than walked, and the report separates failing seams from old paint over sound metal, which is the difference between a repair and a new roof.
Does my Sullivan's Island roof replacement need Design Review Board approval?
It can. The Town of Sullivan's Island created its Design Review Board in 2003 to review exterior work in the historic overlay districts, and Town Council adopted updated Design Review Guidelines on May 20, 2025. For historic properties, the application has to show the roofing material along with the other exterior materials. The Town recommends a pre-application meeting with Planning staff before anything goes to the board. We confirm from your parcel whether the overlay applies, then prepare the DRB application and the Town building permit together.
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.