Roofing Company in Seabrook Island, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Builds Seabrook Island Roofs for Ocean Wind , Salt Marsh Air and SIPOA Approval, With One Project Manager From the Gate to the Final Walkaround
Charleston Roofs and Windows is the roofing company Seabrook Island homeowners call when a roof must handle ocean wind, salt marsh air and a POA review. We inspect, repair and replace roofs on oceanfront, marsh, golf course and villa homes across the island.
Our crews come through the gate ready for the island’s rules. Your W2 project manager handles the SIPOA Architectural Review Committee paperwork with you, keeps the crew inside contractor hours, and walks the finished roof with you before the job closes.
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 on Seabrook Island
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has worked on Lowcountry homes since January 2012. We serve Seabrook Island from our office in Ladson, with crews on the sea islands every week.
Seabrook Island sits at the far southwest corner of Charleston County, with the Atlantic Ocean on one side, the North Edisto River on another and Bohicket Creek to the north. Kiawah Island is right next door across the Kiawah River.
It is about 20 miles from downtown Charleston as the crow flies, but the drive is longer because every trip runs across Johns Island. From our Ladson office it is roughly 40 road miles, or about an hour, depending on traffic on Main Road and Bohicket Road.
Most of our Seabrook Island work is everyday roofing. A villa ceiling stains after a heavy rain, a ridge cap lifts on an oceanfront home, or a 20-year-old roof starts shedding granules into the gutters. We find the source and quote a repair when a repair will do.
When a roof is truly done, we tear off to the deck, replace rotten sheathing and install a complete Atlas Signature Select system. Most replacements finish in one day.
"Very fast service & left the job site immaculate. They ripped off the old roof, replaced sheeting that was damaged and put on a new roof in one day."
The other half of our work is storm roofing. Tropical storms, nor'easters and spring squall lines hit Seabrook Island with wind straight off the ocean, and in 2020 an EF1 tornado crossed the island. We tarp open roofs fast and repair wind, hail and hurricane damage.
Seabrook Island is served by our Charleston location. See how we work across the metro on our roofing company in Charleston page.
- 2012 working Lowcountry homes since January
- 40 mi by road from our Ladson office
- 1 hr typical drive, traffic depending
- 20 mi from downtown Charleston as the crow flies
Crews on the sea islands every week.
- Oceanfront
- Marsh-front
- Villa regimes
The Truth About Hiring a Roofer on Seabrook Island (And How Charleston Roofs and Windows Handles It)
Hiring a roofer for a Seabrook Island home is different from hiring one for a house in town. The roof sits behind a security gate, under a Property Owners Association review, and in some of the strongest salt and wind exposure in Charleston County.
"Austin was knowledgeable about the product. He also took the time to tell us why we should replace the roof vs just repairing it."
The Problems Seabrook Island Homeowners Run Into
Roofers Who Don't Know the SIPOA ARC Process
SIPOA requires an Architectural Review Committee permit for reroofing, even when the new roof matches the existing color and material. Minor roof repairs need one too. A roofer who skips that step can leave you facing an ARC violation.
How Charleston Roofs and Windows Solves It
We prepare the ARC submission details with you before any work is scheduled: the shingle brand and color name, and whether the job is a repair or a full replacement. Applications that match the existing roof are the fastest kind to review.
Patch Repairs That Don't Match
SIPOA's maintenance guidelines say replacement shingles for a spot repair must be an exact match. If an exact match is not possible and a significant patch is visible from the road or a neighbor's home, all the shingles have to be replaced.
How Charleston Roofs and Windows Solves It
Our inspection manager identifies the existing shingle line and color before quoting a repair. If a matching shingle is no longer made, we tell you up front, so you are not surprised by an ARC notice after the crew leaves.
Villa Regimes Have Their Own Standard
If you own in a villa regime, SIPOA says the project must meet the Standard for that regime. Your project manager confirms the regime's approved material and color before ordering, so your roof matches the buildings around it.
Crews Who Ignore Island Contractor Rules
SIPOA confines noisy contractor work to 7:00 a.m. to 6:30 p.m., keeps contractors off the island before 6:30 a.m. and after 8:00 p.m., and bars work on Sundays and holidays. Dumpsters cannot sit in the road right of way.
How Charleston Roofs and Windows Solves It
Your W2 project manager plans the tear-off, dumpster placement and material delivery around those rules. Debris loads are covered for the drive off the island, and the yard is cleaned before the crew leaves each day.
What You Actually Need From a Seabrook Island Roofer
Reroofing and minor roof repairs both need an ARC permit.
Crews, deliveries and dumpsters scheduled inside island rules.
Wind-rated installs and corrosion-aware metal for ocean and marsh exposure.
Attic and roof, with photos, before a price.
A named W2 project manager, not a crew you never meet.
Roofing Services From Charleston Roofs and Windows on Seabrook Island
Charleston Roofs and Windows handles every part of a Seabrook Island roof, plus the windows, siding and gutters around it. One team, one W2 project manager and one phone number for the whole exterior.
Roofing Services
Roof Repair
Leaks, lifted ridge caps, corroded flashing, pipe boots, skylights 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 finished in one day inside island contractor hours. See roof replacement.
Roof Inspection
Free inspections with photos and a written report, including pre-purchase checks for buyers and condition reports for villa regimes. See roof inspection.
Storm Damage Repair
Emergency tarping and repair after tropical storms, nor'easters and tornado-warned squall lines. See storm damage repair.
Shingle, Metal, Flat and FORTIFIED Roofing
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks island humidity causes.
- Metal roofing: standing seam and exposed fastener systems, with metal and fasteners chosen for salt exposure.
- Flat and modified roofing: TPO and modified bitumen for porches, decks and low-slope sections.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard for high-wind coastal homes.
Windows, Siding and Gutters on Seabrook Island
- Window replacement: Viwinco impact and energy-efficient windows, measured by your project manager before ordering.
- Siding: vinyl and James Hardie fiber cement built for salt air, humidity and ocean wind.
- Gutters: seamless aluminum gutters installed by our own in-house W2 crews, a smart choice near salt water.
"They replaced my siding amd windows. Showed up when they were suppose to and cleaned up their mess."
Seabrook Island Permits, Codes and SIPOA ARC Approval With Charleston Roofs and Windows
A roof replacement on Seabrook Island goes through three groups: SIPOA's Architectural Review Committee, the Town of Seabrook Island and Charleston County. Each has its own step, and the order matters.
Who Handles What
- ARC permit
Who Seabrook Island Property Owners Association (SIPOA)What It Covers Reroofing, minor roof repairs and roof color or material changes
- Regime standard
Who Your villa regime or association (if any)What It Covers The approved roof material and color for your building
- Zoning permit
Who Town of Seabrook IslandWhat It Covers Required before the county permit for renovation, modification and maintenance work
- Building permit and inspections
Who Charleston CountyWhat It Covers Permitting and inspection services under its agreement with the Town
What SIPOA Requires for a Roof
- An ARC permit for reroofing, even if the new roof matches the existing color and material.
- An ARC permit for minor roof repairs and for painting roofing.
- The shingle brand and color name on the application, plus whether it is a repair or full replacement.
- A $50 review fee for single-family exterior work over $1,000, per the 2026 ARC fee schedule.
- Exact-match shingles on spot repairs, or a full reroof if a visible patch cannot be matched.
How Long ARC Review Takes
SIPOA has said applications where the repair or replacement will match existing may take as few as two business days. It also reported that almost half of submitted applications are incomplete, which is the most common cause of delay.
Town of Seabrook Island and Charleston County
The Town's building permits page says Charleston County handles permitting and inspections, but applicants must first get a zoning permit from the Town.
Homes under property owners association or regime covenants must include a letter of approval from that association with the permit application. South Carolina's 2021 residential and building codes apply statewide.
Flood Zones on the Island
Charleston County's current flood maps took effect January 29, 2021. For new construction and major work, the Town sets the design flood elevation at the base flood elevation plus 2 feet of freeboard. A standard reroof does not raise the house, but it is worth knowing for additions.
How Charleston Roofs and Windows Handles It
The ARC says the property owner is responsible for permits, but a contractor can apply on the owner's behalf. We gather the material and color details, coordinate the ARC and Town steps with you, and schedule install day only after approvals are in hand.
Seabrook Island Homes and Neighborhoods Charleston Roofs and Windows Roofs
Most Seabrook Island homes were built during the island's first two decades, which means many roofs here are on their second or third roof. Census data puts the median year built at 1988, with about 57 percent of homes built in the 1970s and 1980s.
Seabrook Island Homes by Age
- 1970s
About 24 percent
Decking, ventilation and flashing worth a close look on any replacement
- 1980s
About 34 percent
Prime age for a full replacement if the last roof is 20 years old
- 1990s
About 12 percent
Second roof often due, especially on ocean-facing slopes
- 2000s
About 18 percent
First replacement window for builder-grade shingles
- 2010 or later
About 12 percent
Repairs, storm damage and inspections more than replacements
The island grew out of about 1,100 acres the Episcopal Diocese of South Carolina sold to developers in 1970 for a private residential community. The Town was established in 1987.
Census data shows about half of Seabrook Island's housing units are not occupied full time, so a slow leak can go unnoticed for weeks. A free inspection before you leave for the season is a smart habit.
Home Types and Areas We Work On
- Villa regimes
Atrium Villas, Beach Club Villas, Courtside Villas, Creek Watch Villas, Pelican Watch Villas
Regime standard sets material and color, multi-unit buildings, shared roofs
- Marina townhomes
Bohicket Marina and Bohicket Marina Village
Multi-level buildings on the Bohicket shoreline, heavy salt exposure
- Oceanfront homes
Homes behind the dunes on the Atlantic side
Strongest wind and salt, metal and FORTIFIED worth considering
- Marsh-front homes
Homes facing Bohicket Creek and the North Edisto River
Salt air, humidity and algae, flashing corrosion
- Golf course homes
Homes along the Seabrook Island Club fairways
Tree limbs, high-visibility roofs that must match ARC standards
What a Roof Costs on Seabrook Island With Charleston Roofs and Windows
Roof prices on Seabrook Island are quoted per square, which is 100 square feet of roof. Island drive time, raised and three-story homes, steep pitches, regime material standards and corrosion-resistant metal all move the final number.
| Roof Type | Charleston-Area 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 |
Seabrook Island Price Notes
- Raised homes cost more to roof. Extra height means more staging and safety setup.
- Villa buildings are quoted per building and must meet the regime standard.
- Oceanfront metal may call for upgraded coatings or fasteners near the beach.
- ARC review fees are separate and small,$50 for most single-family roof projects.
Ways to Pay for a Seabrook Island Roof
- 0% interest for 12 months on approved credit through Service Finance Company. See financing.
- 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 Charleston County homes.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Seabrook Island 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. On an island where neighbors notice every dumpster and every shingle color, those reviews matter.
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.
"They were knowledgeable, helpful, courteous and punctual! Roof and repairs look great and the mess was completely picked up before they left. We were kept informed of everything they were planning to do and completed."
"the gentlemen worked hard to remove all the old shingles,plywood etc,and installed the new roof in a day."