Roofing Company in Mount Pleasant, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Keeps Mount Pleasant Roofs Ready for Marsh Wind , Hurricane Season and HOA Review
Charleston Roofs and Windows is a locally owned roofing company serving Mount Pleasant, SC, that inspects, repairs and replaces roofs and then finishes the job with windows, siding and gutters. Our crews work in Mount Pleasant every week, from the Old Village to Carolina Park.
We know the Town of Mount Pleasant permit, the Old Village historic district rules and the HOA review boards that decide what goes on your roof. One W2 project manager runs your job and walks it with you at the end.
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 Mount Pleasant: Everyday Roofing and Storm Roofing East of the Cooper
Charleston Roofs and Windows provides everyday roofing and storm roofing to Mount Pleasant homeowners, from single leak repairs to complete roof replacements.
We are the same team behind our roofing company in Charleston, working Lowcountry homes since January 2012. Our office is in Ladson, about 22 miles from central Mount Pleasant by way of I-526, or roughly 30 minutes without traffic.
From downtown Charleston, Mount Pleasant is about 6 miles across the Ravenel Bridge, and our crews are in Mount Pleasant neighborhoods several times a week.
Everyday Roofing in Mount Pleasant
Most of our Mount Pleasant work is retail roofing. A pipe boot cracks over a guest bath, a skylight starts to drip, or a 20-year-old roof in Park West starts shedding granules into the gutters.
We find the leak from the attic and the roof, quote a roof repair when a repair will do, and quote a roof replacement only when the roof is truly worn out.
On every replacement, a W2 project manager, an employee and not a subcontractor foreman, checks the work as it goes in and does a final walkaround with you.
"I told him I had a leak and need some help. He came out a couple hours later and found and solved the problem fast."
Storm Roofing in Mount Pleasant
The other half is storm roofing. Mount Pleasant sits between the harbor, the Wando River and the marsh, so wind, hail and hurricane gusts arrive with little to slow them down.
Our team tarps open roofs fast, documents the damage with photos, and restores the roof, windows, siding and gutters under one project manager through our storm damage repair service.
"After a storm, our roof was in rough shape with a leak. ... One of their guys, Eric, was there in no time. ... His guys came and knocked out the roof in no time and it looks great."
- 2012 working Lowcountry homes since January
- 22 mi from our Ladson office by way of I-526
- 30 min typical drive without traffic
- 6 mi from downtown across the Ravenel Bridge
Crews in Mount Pleasant neighborhoods several times a week.
- Old Village
- Marsh-front
- Carolina Park
The Truth About Hiring a Roofer in Mount Pleasant (And How Charleston Roofs and Windows Fixes It)
Hiring a roofer in Mount Pleasant takes more than finding a crew with a truck. Between town permits, historic district review and some of the most active HOAs in the Lowcountry, the paperwork can stall a roof longer than the install itself.
The Problems Mount Pleasant Homeowners Run Into
HOA Approval Gets Skipped or Botched
Neighborhoods like I'On, Park West, Dunes West, Rivertowne and Carolina Park each have their own architectural review. A roofer who orders the wrong shingle color can leave you with a violation letter and a roof you may have to redo.
How Charleston Roofs and Windows Solves It
Before we order materials, your project manager confirms what your HOA requires and helps you put together the color and material details for the approval request. Work starts once you have the written approval in hand.
Old Village Rules Nobody Mentioned
Homes inside the Old Village Historic District fall under the town's historic district commission. Roof changes need a Certificate of Appropriateness, and some materials and colors aren't allowed.
How Charleston Roofs and Windows Solves It
Your inspection manager checks whether your address is inside the district and whether the house is listed as Historic or Non-Historic. That answer tells us whether staff can approve the roof or whether it goes to the full commission.
Storm Chasers After Every Big Blow
After a storm like Idalia in 2023 or Helene in 2024, out-of-town crews knock on doors in Mount Pleasant subdivisions and disappear before a warranty ever matters.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows has worked from a permanent Lowcountry office since 2012, with 680 Google reviews you can read today. Your warranty stays with a company that will still answer the phone after the next storm.
What You Actually Need From a Mount Pleasant Roofer
Attic and roof, with photos, before any price.
Someone who handles the approval details before materials arrive.
Mount Pleasant won't issue a permit until your contractor is on the application.
Sealed starter and ridge courses and the right nailing for marsh and harbor wind.
A named project manager, not a crew you never meet.
Roofing Services From Charleston Roofs and Windows in Mount Pleasant, SC
Charleston Roofs and Windows handles every part of a Mount Pleasant roof, plus the windows, siding and gutters around it. One team, one project manager, one phone number.
Roofing Services for Mount Pleasant Homes
Roof Repair and Leak Detection
Leaks at pipe boots, skylights, chimneys, valleys and dormer walls, traced to the source before we quote. See roof repair.
Roof Replacement
Full tear-off, rotten decking replaced and a complete Atlas Signature Select system installed. Most replacements finish in one day. See roof replacement.
Free Roof Inspection
Photo-backed inspections for leaks, storm checks, home purchases and HOA roof assessments. See roof inspection.
Storm Damage Repair
Emergency tarping and repair after wind, hail and tropical storms. See storm damage repair.
Roofing Materials We Install in Mount Pleasant
- Shingle roofing: Atlas architectural shingles with Scotchgard Protector to fight black algae streaks.
- Metal roofing: standing seam and exposed fastener systems, popular on marsh-front and Old Village homes.
- Flat and modified roofing: TPO and modified bitumen for porch roofs, additions and low-slope sections.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard.
"Eric and Grady did a very good job replacing my shingle roof with a metal roof. Things went smooth and quicker than I expected once the work got started."
Windows, Siding and Gutters
- Window replacement: Viwinco impact and energy-efficient windows, measured by your project manager before ordering.
- Siding: vinyl and James Hardie fiber cement that stand up to salt air and humidity.
- Gutters: seamless aluminum gutters installed by our in-house W2 crews, sized for Lowcountry downpours.
Mount Pleasant Weather and Storms: What Charleston Roofs and Windows Sees on Local Roofs
Mount Pleasant weather is the main reason roofs here wear out early. The town is wrapped by the harbor, the Wando River and the marsh, so heat, humidity, salt air and tropical wind all hit the roof at once.
Recent Storms That Hit Mount Pleasant Roofs
| Date | Storm | What Mount Pleasant Saw |
|---|---|---|
| Jul 10 to 11, 2026 | Severe thunderstorms | A large tree down at Old Georgetown Road and Alice Smalls Road, power lines down near Highway 17, a large limb blocking 6th Avenue |
| Oct 10 to 11, 2025 | Nor'easter | Charleston Harbor peaked at 8.46 feet, major flood stage around the harbor |
| Sep 26 to 27, 2024 | Hurricane Helene | 57 mph gust at nearby Sullivan's Island, 56 mph at Isle of Palms, 67 mph at the Charleston tide gauge |
| Aug 5 to 8, 2024 | Tropical Storm Debby | 18.47 inches of rain measured northeast of Mount Pleasant |
| Aug 30, 2023 | Idalia tornado | EF0 tornado with 85 mph winds in Carolina Park and Park West, minor roof damage, uprooted trees |
| Sep 30, 2022 | Hurricane Ian | 68 mph gust at Charleston International Airport |
| Oct 2015 | Historic flood | 27.2 inches of rain in Mount Pleasant over five days |
| Sep 21 to 22, 1989 | Hurricane Hugo | Category 4 landfall at neighboring Sullivan's Island, severe damage across Mount Pleasant |
What Each Mount Pleasant Weather Threat Does to a Roof
-
Marsh and Harbor Wind
Wind coming off the harbor, the Wando River and the marsh has nothing to break it. It lifts shingle edges, breaks the seal strips and peels ridge caps first, especially on tall two and three-story homes. -
Tornadoes Inside Tropical Storms
The Idalia tornado on August 30, 2023 damaged at least one roof and snapped limbs in Carolina Park, then uprooted trees in Park West near the Wando River. Tropical storms here can spin up short, sharp wind damage. -
Falling Oak and Pine Limbs
Mature live oaks in the Old Village, Snee Farm and Hobcaw Point shade roofs beautifully until a storm drops a limb through the decking. In July 2026 alone, storms brought down trees and limbs on Mount Pleasant roads. -
Rain, Flooding and Salt Air
Debby dropped more than 18 inches northeast of town in 2024. Water backed up behind clogged gutters finds every weak valley, and salt air corrodes exposed fasteners and metal flashing year round.
How Charleston Roofs and Windows Builds Roofs for Mount Pleasant
- Wind-rated installs. Correct nail patterns and sealed starter and ridge courses on every Atlas system.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles to fight the black streaks humidity brings.
- Corrosion-aware metal. Material and fastener choices matched to salt exposure near the water.
- Tree checks. We point out overhanging limbs during your free inspection.
- Fast storm response. Emergency tarping when a storm opens your roof.
Mount Pleasant Permits, Old Village Review and HOA Rules: How Charleston Roofs and Windows Handles Them
Every Mount Pleasant re-roof runs through up to three layers of approval: the Town of Mount Pleasant permit, Old Village historic district review if your home is inside the district, and your HOA's architectural review.
The Town of Mount Pleasant Building Permit
The Town of Mount Pleasant Building Inspection Division handles permits for homes inside town limits. Here is what matters for a roof:
- The $1,000 threshold. Town Ordinance §150.002 requires a permit when material and labor exceed $1,000 and an inspection is required. Nearly every roof replacement clears that bar.
- Online filing. Applications go through the town's OPAL online portal.
- Contractor on the permit. The town won't issue the permit until your contractor is added to the application.
- Fees by job cost. Permit fees are based on the total cost of the project.
- No permit, real penalties. Work started without a permit can carry heavy fines and a ticket.
Codes Are Changing in 2027
Mount Pleasant currently follows the 2021 International Codes with South Carolina amendments. The town has posted that applications made after January 1, 2027 must be designed to the 2024 IRC and IBC.
Old Village Historic District Rules for Roofs
The Old Village Historic District covers the town's oldest neighborhood, home to the Hibben House, built in 1755. The town adopted its current Old Village design guidelines on November 8, 2021.
What the Guidelines Say About Roofs
- Keep original materials on Historic buildings where possible, or use a material already found on the house or on the approved list.
- Approved roof materials include architectural shingles, standing seam metal, copper, wood shakes and slate, plus 5-V crimp on Non-Historic homes.
- Metal roof colors should follow historic colors such as tinner's red, black, natural grey or silver, and patina green.
- No skylights on Historic structures, and solar panels go on rear or hidden roof areas.
- Flat, mansard and shed roofs are not considered a fit for the district.
Staff Approval or the Full Commission
- Roof replacement on a Historic home with the same or a similar modern material
Who Approves It Town staff, through a staff-level Certificate of Appropriateness
- Changing the roof covering on a Non-Historic home
Who Approves It Town staff, if it meets the guidelines and approved materials list
- Temporary roof protection, like an emergency tarp
Who Approves It No Certificate of Appropriateness needed
- New roof forms, additions or materials outside the guidelines
Who Approves It The full Old Village historic district commission
HOA and ARB Approvals in Mount Pleasant Neighborhoods
Most of Mount Pleasant's planned communities, including I'On, Park West, Dunes West, Rivertowne, Carolina Park and Snee Farm, require architectural approval for roof color and material changes. Rules differ by community, so we check yours first.
How Charleston Roofs and Windows Handles It
Your inspection manager confirms the permit path, the historic district status and the HOA requirements at your first visit. Your project manager then lines up the color samples, product details and town permit before the crew is scheduled.
Mount Pleasant Neighborhoods and Homes
Charleston Roofs and Windows Roofs Every Week
Mount Pleasant is a young town by housing age: the median home was built around 2000, and about 40 percent of all homes went up in the 1990s and 2000s. That puts a huge share of local roofs right in their first or second replacement window.
- 1969 or earlier
About 7 percent
Old Village and older homes near Shem Creek, historic review possible, often on a third roof
- 1970s
About 9 percent
Second or third roof, decking and ventilation worth checking
- 1980s
About 14 percent
Prime age for full replacement if the roof hasn't been redone since the 2000s
- 1990s
About 19 percent
Many original or first-replacement roofs now 25 years or older
- 2000s
About 21 percent
Builder-grade shingles reaching the end of their life
- 2010 or later
About 29 percent
Storm repairs, warranty questions and HOA roof assessments
"We recently had wind and hail damage to our roof and it needed to be replaced. ... The work team replaced the Large Ranch House roof in just one day and the whole process exceeded my expectations. They did an excellent job of cleanup and used a magnet to pick up any loose nails that may have fallen while replacing the roof. ... Happy homeowners in Snee Farm, Mount Pleasant, South Carolina." Ralph Urgolites, 5 stars, Google ( read this review on Google)
Mount Pleasant Neighborhoods We Serve
- Old Village
Historic cottages and Lowcountry homes under live oaks, the town's oldest area
Historic district review, metal and shingle color rules, limb damage
- I'On
New Urbanist neighborhood founded in 1995, traditional Southern designs
Strict design review, porches and dormers with complex flashing
- Snee Farm
Established neighborhood of larger ranch and two-story homes
Older roofs due for replacement, community approval for changes
- Hobcaw Point and Shemwood
Older homes with mature trees near the water
Limb damage, salt air on flashing, aging decking
- Park West
Large planned community, townhomes to custom homes
Two-story roofs with valleys, Idalia wind damage in 2023
- Dunes West
Gated golf community with marsh-front and waterfront homes
Big complex roofs, HOA material specs, open marsh wind
- Rivertowne
Golf course and marsh-view homes along the Wando
Wind exposure, HOA approvals
- Carolina Park
Newer master-planned community near Highway 17
Storm checks on young roofs, HOA standards for roof details
What a Roof Costs in Mount Pleasant, SC With Charleston Roofs and Windows
Roof prices in Mount Pleasant are quoted per square, which is 100 square feet of roof. Larger homes, steep pitches, three-story access and HOA or historic district material specs all move the final number.
| 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 |
Why Mount Pleasant Roofs Often Cost More
Many Mount Pleasant homes are well above 2,200 square feet, with multiple gables, dormers and porch roofs. More roof area and more detail work mean more squares and more labor than the typical ranges above.
Ways to Pay for a Mount Pleasant 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 Charleston County.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why North Charleston 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.
Homeowners mention the same things again and again. Read them all on our reviews page.
- On time. Inspections and install days start when we say they will.
- Clean. Landscaping covered, nails swept, debris hauled away.
- Honest. A repair when a repair will do.
- Local. The same Ladson office and the same phone number since 2012.