What a replacement looks like on Charleston roofs.
The BAR's first question on a peninsula replacement is what was on the house before. South of Broad, Ansonborough and Harleston Village single houses were built with standing seam, terne or slate, and the Board expects a replacement that reads the same from the street. We match the profile and seam spacing in the submission we prepare with your order.
Upper-peninsula roofs are a different job. Wagener Terrace and Hampton Park Terrace bungalows from the 1920s to 1940s carry hip roofs with plank decking that often needs sistering, and North Central ranches from the 1940s to 1960s are on their third or fourth shingle cycle with original ventilation. Both get a full tear-off, synthetic underlayment and the six-nail high-wind pattern.
Access sets the schedule on the peninsula. A Wraggborough or Cannonborough-Elliotborough lot may have no driveway at all, so we arrange the street-use permit with the City for the dumpster and lift, and we stage materials off the ground on king-tide days when Eastside and Harleston Village streets go under.
Every Charleston install uses stainless fasteners and aluminum flashing because salt off the Cooper and the Ashley reaches every block of the peninsula. On the High Wind package that comes on a TAMKO HailGuard shingle built for hail and wind; on The Pearl Metal it comes with hidden-fastener aluminum panels and a 50-year workmanship warranty.
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) 284-6333Typical replacement range for Charleston peninsula homes. Standing seam metal and BAR-district profiles set the top of the range; a 1,800 square foot upper-peninsula bungalow on Lowcountry Classic sets the bottom.
Monthly ranges assume the price shown financed over 180 monthly payments with $0 down at 7.99% to 15.99% APR. Your lender sets your APR based on credit approval. Not all applicants qualify. Same price whether you pay cash or finance. Plan your monthly payment → See the four packages →
What is included in every Charleston job.
Asked in Charleston.
How much does a roof replacement cost in Charleston?
Most Charleston replacements run $14,900 to $67,300. 1,800 sq ft Wagener Terrace bungalow, hip roof on Lowcountry Classic runs $14,900 to $16,300. 2,200 sq ft North Central two-story with dormers on Peace Of Mind runs $21,600 to $23,700. 2,000 sq ft Ansonborough single house, standing seam on The Pearl Metal runs $67,300. Your written price is fixed before work starts.
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 a roof replacement take?
Most Lowcountry homes under 3,000 square feet are torn off and re-roofed in one day. Larger or steeper homes take two. Weather delays are the only thing that changes that.
Will insurance pay for my roof?
If the damage is from wind or a named storm, often yes. That is your insurer's decision, and the claim is yours. We give you a photo-documented damage report and meet your adjuster on the roof to show them what we found. Age and wear alone are not covered.
What shingles do you install?
TAMKO Titan XT and Heritage architectural shingles as standard. Titan XT carries a 160 MPH wind warranty when installed with six nails.
Do I need HOA or historic approval?
In many Lowcountry neighborhoods, yes. I'On, Old Village, Daniel Island, Kiawah and the Charleston peninsula all review roofing. We prepare and submit the paperwork with your order.
What is the best season to replace a roof here?
Any month works. Fall and winter have the most open schedule and the least storm risk. Spring and early summer book fastest ahead of hurricane season.