What a storm claim looks like on Seabrook Island roofs.
A tropical system crossing Seabrook hits the North Beach oceanfront with surf wind on elevated frames, and the damage there is uplift at the eaves and rakes and torn drip edge on the ocean-facing slope. On the back side, the same storm pushes a tidal surge up Bohicket Creek and drives wind across the marsh into the Privateer Creek and Bohicket Marina homes, while under the canopy in Crooked Oaks and Marsh Island Woods it drops oak limbs and pine tops onto gables. Punctures and lifted rows both need to be documented before the next band.
Most owners are somewhere else when the storm passes, and on a villa regime the claim belongs to the regime, not the unit. We register for the gate with SIPOA security, photograph every slope of every building, meet your adjuster on the roof, and send one photo report and written repair estimate to the regime board or the owner and the property manager. A storm replacement still goes to the ARC, and we file that submission early so approval does not slow the rebuild.
Seabrook closes behind a named storm and reopens on the Town's and SIPOA's schedule, so the first 48 hours belong to the owner, the property manager or the regime board: photos from whoever is on the island, the wind claim opened, and the flood claim opened separately for a North Beach or Privateer Creek house that took surge. Each of our visits is registered with security, and once contractors are allowed back on, your inspection follows within 48 hours of the request.
On a villa regime the claim math is a board decision. A 1970s regime roof may be insured at actual cash value and depreciated heavily, and the reserve study rather than the claim ends up funding most of a replacement. We give the board one photo report per building, a written repair estimate, and the published High Wind and Pearl prices for the whole roof so the vote is made with real numbers.
1970s and 1980s villa regimes and townhome clusters along Seabrook Island Road and near the beach club, with shared roofs decided at the regime level; 1980s and 1990s stained-wood and shingle-sided single-family homes under canopy on the Ocean Winds and Crooked Oaks golf courses and in Marsh Island Woods, many built with wood shake that this market has been replacing with standing seam or architectural shingle; 1990s to 2010s oceanfront elevated homes on North Beach and creek-front and marsh-front homes along Privateer Creek and the Bohicket Marina side with standing seam and complex hips. Mostly second homes.
Fifty-five minutes from Mount Pleasant down Highway 17, Main Road and Bohicket Road past the Bohicket Marina turn to the Seabrook gate, with Kiawah Island on the same dispatch run.
(843) 284-6333
Jeff Ramsden, founder. 5+ years as a VP at Reimagine Roofing, 1,000+ roofs overseen.
Call (843) 284-6333Every Seabrook Island storm damage job 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 Seabrook Island job.
Asked in Seabrook Island.
How much does storm damage repair cost on Seabrook Island?
The storm inspection and written, photo-documented report are free on Seabrook Island, for a home or a full villa building. Repairs cost $850 to $4,950, and a replacement starts at $14,900. On a villa, the regime pays the deductible. The claim is yours, and we never pay your deductible. On a villa regime the claim belongs to the regime, a 1970s roof may be depreciated at actual cash value, and the reserve study often funds most of a rebuild, so the board gets one report per building plus published High Wind and Pearl prices.
Who issues the roofing permit on Seabrook Island?
Charleston County. Under an agreement with the Town, Charleston County Building Inspection Services handles all permitting and inspections in the Town of Seabrook Island. Before the county permit, you need a Town of Seabrook Island zoning permit, which the Town requires for all renovation, modification and maintenance work, even work that needs no county permit. The Town's zoning application also asks whether your lot is subject to SIPOA or regime restrictions, so the SIPOA Architectural Review Committee approval belongs in the same packet. We handle the zoning permit, the ARC submission and the county permit under your order.
Will a claim raise my premium?
Ask your agent. Every insurance company treats weather claims differently. We give you the photos either way.
How long do I have to file after a storm?
Your policy sets the deadline. Get the damage photographed within a few weeks, before the weather wears it down.
Do you waive deductibles?
No. The deductible is yours. We never pay it. Same price whether insurance pays or you do.
How fast can you get out after a storm?
Inspections within 48 hours, sooner when a storm has come through. You get a written, photo-documented damage report either way.
Will you handle my insurance claim?
The claim is yours. We meet your adjuster on the roof, show them what we found, and give you a written repair price.