What a replacement looks like on Sullivan's Island roofs.
Sullivan's Island carries three roofs in one small town. The 1900s to 1940s cottages on Middle Street, I'On Avenue and the Fort Moultrie end have low-pitch porch roofs and, in many cases, metal that has been there for decades. The 1970s to 1990s elevated houses by station number are on their second or third salt-shortened shingle. The 2000s to 2020s rebuilds on Atlantic Avenue and the oceanfront stations were built with standing seam and are the first of that generation to come due.
A visible roof inside the historic overlay goes to the Design Review Board before the Town of Sullivan's Island permit is filed, and the board's view of profile and color decides the spec on a Middle Street cottage. We prepare the DRB package with your order and hold the install date until it clears, then pull the town permit and schedule the final inspection with the town inspector.
Most owners are not on the island when the roof is decided. The online quote, a fixed written price, the DRB submission prepared with the order, daily photo updates from the roof, and the town inspection scheduled before the crew leaves are how a second-home owner replaces a roof here without a trip.
The exposure changes by side. Station 18 to Station 32 on the ocean side and the Atlantic Avenue rows are V zone and take surf wind on the eaves; Marshall Boulevard at Breach Inlet takes it from the inlet as well; the Intracoastal side gets dock-facing wind with less spray. Fastening is specified for the slope that faces the water, and every fastener is stainless or coated for salt on every package.
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) 802-9224Sullivan's Island prices track the published ladder with the Pearl standing seam carrying the top. Historic cottages with porch roofs, elevated houses with rooftop decks and oceanfront rebuilds with complex hips 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 Sullivan's Island job.
Asked in Sullivan's Island.
How much does a roof replacement cost on Sullivan's Island?
Most Sullivan's Island replacements run $14,900 to $94,200. 1,800 sq ft cottage, Middle Street or Fort Moultrie side on Lowcountry Classic runs $14,900 to $16,300. 2,200 sq ft elevated house, Station 22 to Station 28 on High Wind runs $25,450 to $27,800. 2,800 sq ft oceanfront rebuild, Atlantic Avenue on The Pearl Metal runs $94,200. Fixed in writing first.
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, and we never leave a roof open overnight.
Will insurance pay for my roof?
If the damage is from wind or a named storm, often yes. We photograph and document the roof in the format adjusters expect and meet them on site. 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, which is how we install every roof.
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.