Roofing Company in Ladson, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Is Ladson’s Hometown Roofer , With Crews Rolling Out of Our William Aiken Avenue Office to Your Street
Charleston Roofs and Windows is the roofing company headquartered in Ladson, SC, and Ladson roofs are the ones we reach first. Our trucks leave William Aiken Avenue every morning, so a leak in Tall Pines or College Park is often a short drive, not a day of waiting.
We inspect, repair and replace roofs, then finish the house with new windows, siding and gutters, all under one W2 project manager who walks the finished job with you.
Free inspections and 0% financing for 12 months on approved credit.
- Atlas Pro+ Diamond Level
- Viwinco Blue Label Windows
- BBB A+ Accredited
- 4.9 Stars From 680 Google Reviews
- Locally Owned Since 2012
About Charleston Roofs and Windows in Ladson: Everyday Roofing and Storm Roofing From Our Home Base
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has worked on Lowcountry homes since January 2012, and our office is in Ladson. That makes Ladson our backyard, not a service area we visit once a month.
We are also the roofing company in Charleston that homeowners from the peninsula to Summerville call. Our office sits about 16 miles up I-26 from downtown Charleston, and most Ladson addresses are just minutes from our door.
Everyday Roofing for Ladson Homes
Most Ladson calls are everyday roofing. A ceiling stain shows up after a summer storm, a few shingles land in the yard, or a 1990s roof starts shedding granules into the gutters.
We trace the leak from the attic and the roof, quote a repair when a repair will do, and quote a replacement only when the roof is truly worn out. When it is, most Ladson replacements finish in one day.
"I emailed at 7am this morning. Before 8am I had 2 emails back from Eric. Before lunch Eric was here up on the roof looking for the water leak. Quick to respond to email. Same day response."
Storm Roofing When Wind and Hail Hit Ladson
The other half of our Ladson work is storm roofing. Ladson sits inland, but downbursts, hail and tropical storm gusts still strip shingles, crack ridge caps and drop pine limbs onto roofs.
Because our crews start the day in Ladson, we can tarp an open roof fast, find the damage you can't see from the ground, and restore the roof, siding, windows and gutters under one project manager.
- 2012 working Lowcountry homes since January
- Ladson our office address, not a visited service area
- 16 mi up I-26 from downtown Charleston
- 1 day most Ladson replacements, start to finish
Most Ladson addresses are just minutes from our door.
- Tall Pines
- College Park
- Hunters Bend
The Truth About Hiring a Roofer in Ladson (And How Charleston Roofs and Windows Fixes It)
Hiring a roofer in Ladson comes with problems most homeowners don't see coming until the job is underway.
Ladson has no town hall of its own, three counties share it, and after the June 2024 downburst, door-knockers worked the same streets for weeks. Here is what goes wrong and how we handle it.
"Michael came to assess the situation. He went up on the roof and took some pictures and showed us where the wood between the cap and chimney was all rotted. He gave us an estimate and the job was completed the following week."
The Problems Ladson Homeowners Run Into
The Wrong Permit Office for the Address
Ladson is unincorporated and split across Berkeley, Charleston and Dorchester counties, with some streets annexed into North Charleston or Summerville. A roofer who files with the wrong office can stall your job or leave it uninspected.
How Charleston Roofs and Windows Solves It
We check your parcel before scheduling and file with the authority that covers it, whether that's a county building office or a city or town. Our office is in Ladson, so we deal with these lines every week.
Roofers Who Quote Before They Look
A ceiling stain over a Ladson fireplace can start at the chimney cap, a ridge vent or a pipe boot several feet away. A roofer who prices the job from the driveway is guessing.
How Charleston Roofs and Windows Solves It
Our inspection managers check the attic first and the roof second, then photograph the exact source. You see what we see before you pay for anything.
Storm Chasers After Every Downburst
After the June 10, 2024 downburst tore through Tall Pines, out-of-town crews showed up fast. Many had no local office, and they were gone before the first warranty question came up.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows has worked from a permanent office in Ladson for years and has 680 Google reviews you can read today. We'll be on William Aiken Avenue for the next storm, and so will your warranty.
Builder-Grade Roofs Reaching Their First Replacement
Many Ladson subdivisions went up in the 2000s and 2010s with builder-grade shingles. Those roofs are now hitting the age where seal strips fail and storms find every weak spot.
How Charleston Roofs and Windows Solves It
We replace builder-grade roofs with complete Atlas Signature Select systems, tearing off to the deck and replacing soft decking, so your second roof outlasts your first.
The Final Walkaround Standard
A W2 project manager, an employee and not a subcontractor foreman, runs every job and walks the finished roof with you before it is closed.
What You Actually Need From a Ladson Roofer
Attic and roof, with photos, before a price.
Berkeley, Charleston or Dorchester County, or the city or town that covers your street.
Not every leak needs a new roof.
Atlas Pro+ Diamond Level is earned through complete Atlas system installs.
A named project manager and an office you can drive to.
Roofing, Window, Siding and Gutter Services From Charleston Roofs and Windows in Ladson, SC
Charleston Roofs and Windows handles every part of a Ladson roof, plus the windows, siding and gutters around it. One team, one project manager and one phone number.
Roofing Services for Ladson Homes
Roof Repair
Leaks, missing shingles, flashing, chimney caps, pipe boots and valleys, traced to the source before we quote. See roof repair.
Roof Replacement
Full tear-off, decking repair and a complete Atlas Signature Select system, usually done in one day. See roof replacement.
Roof Inspection
Free inspections with photos, plus pre-purchase checks for Ladson buyers and HOA roof assessments. See roof inspection.
Storm Damage Repair
Emergency tarping and repair after downbursts, hail, falling limbs and tropical storms. See storm damage repair.
Shingle, Metal, Flat and FORTIFIED Roofing
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks Lowcountry humidity causes.
- Metal roofing: standing seam and exposed fastener systems, a common fit for manufactured homes and outbuildings.
- Flat and modified roofing: TPO and modified bitumen for porches, carports and low-slope additions.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard.
"They arrived on time, repaired issues with my roof structure, and replaced all the shingles with a hot red color. It looks great. They exceeded expectations even down to the thorough cleanup."
Windows, Siding and Gutters
- Window replacement: Viwinco energy-efficient and impact windows, measured by your project manager before ordering.
- Siding: vinyl and James Hardie fiber cement, a smart fix when hail cracks old vinyl.
- Gutters: seamless aluminum gutters installed by our own in-house W2 crews, sized for pine needle season.
Ladson Weather and the Storms Charleston Roofs and Windows Has Seen Hit Ladson Roofs
Ladson's biggest roof threats are severe thunderstorms, downbursts and hail, plus the heavy rain that tropical systems drop on Berkeley and Dorchester counties. Ladson sits inland, so salt spray matters less here than on the islands, but the pines do not.
Recent Storms That Hit Ladson Roofs
| Date | Storm | What Ladson Saw |
|---|---|---|
| Jul 12, 2026 | Severe thunderstorm | A tree came down on the 9000 block of Dorchester Road, about 4 miles south of Ladson |
| Jul 11, 2026 | Severe thunderstorm | 59 mph gust measured at Charleston International Airport, a short drive from Ladson |
| Jun 14, 2026 | Severe thunderstorm warnings | Berkeley, Charleston and Dorchester counties warned for gusts up to 60 mph on a track from Summerville toward North Charleston and Goose Creek |
| Sep 26 to 27, 2024 | Hurricane Helene | 63 mph gust at Charleston International Airport |
| Aug 5 to 8, 2024 | Tropical Storm Debby | 10 to 20 inches of rain across Berkeley and Dorchester counties, with 19.06 inches at a North Charleston gauge in Dorchester County |
| Jun 10, 2024 | Ladson downburst | 80 to 85 mph winds and hail up to 2 inches, with extensive damage in Tall Pines along I-26 |
| Sep 30, 2022 | Hurricane Ian | 68 mph gust at Charleston International Airport |
| Sep 22, 1989 | Hurricane Hugo | 98 mph gust at Charleston International Airport |
The June 10, 2024 Downburst in Tall Pines
The National Weather Service surveyed a severe downburst that hit the Summerville and Ladson areas between 7:42 and 7:58 p.m. on June 10, 2024. Winds reached 80 to 85 mph across a path about 3.5 miles wide and 8.5 miles long.
The worst damage was in the Tall Pines neighborhood along I-26. Trees fell on homes and vehicles, shingles and siding were blown off, and hail up to 2 inches fell near Hermitage Lane and Discovery Drive.
What Each Ladson Weather Threat Does to a Roof
-
Downbursts and Straight-Line Wind
Wind lifts shingle edges and breaks the seal strips first. Once the seal is gone, the next storm peels whole courses off the roof. -
Hail
Hail bruises shingles and knocks off granules, which shortens roof life even when nothing leaks yet. It also cracks vinyl siding and dents gutters. -
Pine and Oak Limbs
Tall pines are part of what makes Ladson feel like Ladson. In a storm, a falling limb can puncture decking and open a roof in seconds. -
Heavy Rain and Flooding
Debby dropped up to 20 inches across Berkeley and Dorchester counties, and Dorchester County closed at least 75 roads. Clogged gutters and failed valleys let that water into the decking.
How Charleston Roofs and Windows Builds Roofs for Ladson Weather
- Wind-rated installs. Correct nail patterns and sealed starter and ridge courses.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles on Atlas Signature Select systems.
- Decking checks. Soft or limb-damaged decking replaced before new shingles go down.
- Gutters sized for pines. Seamless gutters that move heavy rain away from the house.
- Fast storm response. Same-day tarping when a storm opens your roof, starting from our Ladson office.
Ladson Roof Permits by County and City, and How Charleston Roofs and Windows Handles Them
Ladson roof permits are issued by whichever government covers your parcel, because Ladson is an unincorporated community, not a town.
Ladson spreads across southwestern Berkeley County, northern Charleston County and southeastern Dorchester County. Parts of the old Ladson area have also been annexed by North Charleston and Summerville, so two neighbors can file with different offices.
Who Issues the Permit for Your Ladson Address
- Unincorporated Berkeley County
Permit and Inspections Berkeley County Building and Codes Enforcement, Moncks CornerWhat to Know Plans must meet a minimum design wind speed of 133 mph; inspection requests before 10 a.m. get next-day inspections
- Unincorporated Dorchester County
Permit and Inspections Dorchester County Building Services, 500 N. Main St., SummervilleWhat to Know Issues residential permits including renovations; inspections requested by 3 p.m. the prior business day
- Unincorporated Charleston County
Permit and Inspections Charleston County Building Inspection ServicesWhat to Know Handles permits and inspections outside city and town limits
- North Charleston city limits
Permit and Inspections City of North CharlestonWhat to Know City permit and inspection rules apply
- Summerville town limits
Permit and Inspections Town of SummervilleWhat to Know Full roof replacements need a permit and a final inspection
Codes That Apply to Every Ladson Roof
- South Carolina adopted the 2021 International Residential Code with state modifications, effective January 1, 2023, for all three counties.
- Wind design follows the state wind maps. Berkeley County lists 133 mph as its minimum design wind speed for plan submittals.
- Licensed contractors pull permits. Charleston Roofs and Windows files under our own license and schedules the inspections.
HOAs in Ladson Subdivisions
Older Ladson neighborhoods such as College Park have no HOA, while newer subdivisions like Tall Pines do. If yours does, the HOA may need to approve shingle color or material before work starts.
How Charleston Roofs and Windows Handles It
Before you choose a color, we confirm your parcel's county, any city or town limits, and whether an HOA approval is needed. Then we file the permit and book the inspection so you don't have to.
Ladson Neighborhoods and Home Types Charleston Roofs and Windows Roofs Every Week
Ladson's homes are mostly 1970s to 1990s houses and 2000s subdivisions, with a large share of manufactured homes mixed in.
Ladson Neighborhoods and What They Mean for the Roof
- College Park
Ranch homes, median year built 1978, no HOA
Often on a second or third roof; check decking, ventilation and old flashing
- Tall Pines
Single-family homes built from the 2000s on, HOA
Hit hard by the June 2024 downburst; check for hidden wind and hail damage and HOA color rules
- Hunters Bend
Two-story and single-story homes from about 2007 to 2014
Builder-grade shingles reaching first replacement age
- Older homes along US 78 and Ladson Road
1970s to 1990s houses
Prime age for full replacement if never redone
- Manufactured homes
About 19 percent of Ladson housing
Low-slope roofs where metal or modified roofing can be a better fit
Ladson Housing by Age
- 1939 or earlier
0.3 percent
Rare; inspect structure before re-roofing
- 1940 to 1969
6.3 percent
Decking and ventilation upgrades
- 1970 to 1999
56.0 percent
Full replacement window for most original or second roofs
- 2000 or newer
37.4 percent
Storm repairs now, first replacement soon
About 56 percent of Ladson homes were built between 1970 and 1999 and about 37 percent in 2000 or later. Roughly 19 percent are mobile or manufactured homes, and about three in four homes are owner occupied.
What a Roof Costs in Ladson, SC With Charleston Roofs and Windows
Roof prices in Ladson are quoted per square, which is 100 square feet of roof. Single-story ranch homes are often simpler to roof than tall coastal homes, while rotten decking, limb damage and low-slope sections move the price up.
| Roof Type | Price Per Square | Typical Whole-Roof Range |
|---|---|---|
| Asphalt shingles | $400-$700+ | $11,500-$17,000+ on a 1,800 to 2,200 sq ft home |
| Metal roofing | $1,000-$1,800+ | $18,000-$28,000+ for standing seam on a similar home |
| Commercial TPO flat roofing | $1,400-$2,000+ | Quoted per project |
| FORTIFIED roof | Varies by home | $12,000-$20,000+ depending on size |
Ways to Pay for a Ladson Roof
- 0% interest for 12 months on approved credit through Service Finance Company.
- Veteran and first responder specials on retail projects.
- SC Safe Home grants of up to $7,500+ toward a FORTIFIED roof for eligible owner-occupied homes in Berkeley, Charleston and Dorchester counties.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Ladson Homeowners Choose Charleston Roofs and Windows
Charleston Roofs and Windows has 680 Google reviews averaging 4.9 stars, and 642 of them are five stars.
Customers bring up the same things again and again: clean job sites, clear communication and crews who show up on time. Read them all on our reviews page.
"Working with Grady on site managing the project was a great experience all around and his team was fast & efficient with an amazing end result."
"Charleston Roofs & Windows is very quick and incredibly professional! Get have beautiful shingle colors and stand by their work."