Roof replacement and repair questions

A typical 2,000 square foot roof runs roughly $11,000 to $18,000 with architectural shingles and about $24,000 to $40,000 with standing seam metal. Pitch, the number of layers to remove, decking repairs and access all affect the final price. Every estimate is written and free.

Most shingle roofs are replaced in one to three days. Standing seam metal usually takes three to seven days. Weather and permits can add time.

Plan on roughly 18 to 25 years for architectural shingles, 15 to 25 years for flat roof membranes, and 40 to 60 years for metal in the Charleston climate. Salt air, humidity and storms shorten lifespans compared to national averages.

Yes. Re-roofing generally requires a building permit from the City of Charleston or your local town or county, and homes in historic districts may also need Board of Architectural Review approval. We pull the permit for you.

Charleston and communities within about 10 miles: Downtown Charleston, West Ashley, James Island, Mount Pleasant, North Charleston, Daniel Island, Johns Island, Folly Beach, Sullivan's Island, Isle of Palms and Hanahan.

If a covered event like a hurricane or windstorm damaged the roof, your policy may cover repair or replacement minus your deductible. Wear and age generally aren't covered. A free inspection with photos helps you decide whether to file.

Yes. Inspections and written estimates for roof repair and replacement are free, with no obligation.

For most homes, high-wind rated architectural shingles offer the best value. Standing seam metal costs more but lasts much longer and handles wind well, and aluminum is the better choice near the ocean. Low-slope areas need a membrane like TPO or modified bitumen.

Small repairs such as replacing a few shingles or a pipe boot typically run about $350 to $900. Flashing rebuilds, valley repairs or decking replacement typically run $900 to $3,000+. You get a written price before any work starts.

Usually, yes. We match the brand, color and profile as closely as possible. On older roofs the new shingles can look slightly brighter at first and blend in as they weather.

Yes. The emergency line at (843) 938-8828 is answered 24/7, including weekends and holidays.

Most homeowner policies cover reasonable steps to prevent further damage after a covered event. Keep the invoice and photos, and check your own policy for specifics.

Look for shingles in the yard, missing or creased shingles, exposed nail heads, granules piling up at downspouts, and new ceiling stains. The surest way is a free inspection with photos.

Deadlines vary by policy, so check yours. In general, report damage as soon as possible and document it before making permanent repairs.

Wind pushes water sideways and uphill under worn shingles, flashing laps and ridge vents. It points to a flashing or edge problem rather than a hole in the field of the roof.

Often, yes. If the roof is near the end of its life we'll give you both options: the repair price and what replacement would cost, so you can decide.

No. Resurfacing restores or covers the existing roof. Replacement removes the old roof down to the deck and installs a new system.

Typically 10 to 20 years depending on the product and thickness applied, and many systems can be recoated again later.

Most homes take one to three days for shingles and three to seven days for standing seam metal, depending on size, pitch and weather.

Yes. We pull the required building permit with the City of Charleston or the local town or county and schedule inspections.

A typical 2,000 square foot roof runs roughly $11,000 to $18,000 with architectural shingles, depending on pitch, layers to remove, decking repairs and access. See the cost guide for details.

Lighter colors reflect more heat and can help attic temperatures. Many homeowners balance that against the look of their home and HOA rules.

Standing seam typically runs about $12 to $20 per square foot installed; 5V crimp runs about $9 to $14. Pitch, complexity and the metal you choose move the price.

Over solid decking and underlayment, a metal roof is about as quiet as shingles inside the house.

Typically 15 to 25 years for TPO and modified bitumen, depending on installation quality, drainage and maintenance.

Most residential low-slope roofs run about $8 to $13 per square foot, depending on insulation, drainage changes and access.

Yes. Residential roof inspections for repair, replacement and storm damage are free with no obligation.

Usually 30 to 60 minutes depending on the size and pitch of the roof.

That depends on your insurer and policy. Ask your agent before filing if that's a concern.

Many coastal South Carolina policies have a separate hurricane or named-storm deductible, often a percentage of the dwelling coverage. Check your declarations page.

It depends on the home, but the upgrades are usually a modest percentage on top of a standard roof replacement. We price both so you can compare.

Yes. Both shingle and metal roofs can meet the FORTIFIED Roof standard when installed to its requirements and verified by an evaluator.