What a repair looks like on Folly Beach roofs.
Folly repair calls are salt and wind calls: rusted fasteners backing out of an East Ashley Avenue roof, ridge cap peeled off an elevated house on Arctic Avenue after a nor'easter, and flashing failing where a rooftop deck or a lookout meets the main roof. On the interior 1950s cottages the call is usually a soft eave under a low-pitch gable. We trace the leak from the ceiling stain to the entry point and fix it with island-rated material.
For a rental owner off the island, the repair works the way the order does: a guest or a cleaner reports a leak, we get on the roof between stays, photograph the problem and the fix, and tell you in writing whether the rest of the roof has years left or whether the money belongs in a High Wind or Pearl replacement on the published ladder.
An elevated Folly house puts the repair three stories up in an onshore wind, so the visit is planned around the forecast and the tide, with a crew and equipment sized for a piling house rather than a slab ranch. The City of Folly Beach is strict about what happens in a V zone, and a repair stays a repair when we document that it is maintenance rather than a change to the structure.
Sunset Cay, Mariners Cay and Little Oak Island repairs are regime work: the leak is in one unit but the roof belongs to the building, and the fix is reported to the regime board as well as the owner. We photograph the whole roof while we are up there, because the second leak on a salt-exposed regime roof is usually already forming somewhere else.
1950s to 1970s single-story beach cottages on the interior numbered streets off East and West Erie and East and West Cooper, many on slab or short piers with low-pitch gable roofs; 1980s to 2000s elevated piling houses on East and West Ashley Avenue and Arctic Avenue with steep gables, rooftop decks and low-slope sections; post-Hugo rebuilds from the 1990s at the Washout and along the oceanfront; Sunset Cay and Mariners Cay townhouse and condo regimes on the Folly River side, roofed at the regime level; Little Oak Island villas.
Forty minutes from Mount Pleasant over the Connector, through James Island and down Folly Road to the bridge, with James Island and Johns Island on the same Sea Islands dispatch run.
(843) 284-6333
Jeff Ramsden, founder. 5+ years as a VP at Reimagine Roofing, 1,000+ roofs overseen.
Call (843) 284-6333Every Folly Beach roof repair starts with a free inspection. We look at the roof, photograph what we find, and give you a written price before any work starts.
What is included in every Folly Beach job.
Asked in Folly Beach.
How much does roof repair cost on Folly Beach?
Roof repair on Folly Beach costs $850 to $4,950. We quote it in writing after a free inspection, before any work, and the figure moves with access, pitch and the number of areas involved. Rental owners off the island get photos of the problem and the fix between guest stays. Folly's driver is the elevated house: a repair three stories up in an onshore wind is planned around the forecast and tide with equipment sized for a piling house, and every replaced fastener is island-rated rather than galvanized.
Does a roof replacement on Folly Beach need a City permit, and can it trigger flood rules?
Yes to the permit. The City of Folly Beach requires a building permit for all remodeling and repairs, interior or exterior, so a re-roof is permitted by the City, not Charleston County. For houses in a flood zone, the City publishes a Substantial Improvement package for floodplain construction, which is how it tracks the FEMA 50 percent rule. Under that rule, improvements that reach half of the building's market value require bringing the whole house up to current floodplain standards. We price the roof, file the permit, and fill out the City's substantial improvement paperwork when your lot needs it.
Can you repair a roof that is 20 years old?
Often, yes, if the shingles still seal and the decking is sound. We tell you when a repair is buying months rather than years.
How fast can you come out?
Within 48 hours for most repairs. We do not do emergency tarping. If water is coming in, protect what is inside, call your insurance company's claims line, and call us for a free inspection once it is safe.
Do repairs come with a warranty?
Yes. Two years on the repaired area, labor and material, in writing. The warranty covers the area we repaired, not the rest of the roof.
Will you match my shingles?
We stock and source the common Lowcountry profiles and colors. On discontinued products we find the closest match and show you before installing.