Roofing Company in Sullivan’s Island, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Builds Sullivan’s Island Roofs for Salt Air , Hurricane Wind and the Island’s Historic Design Rules
Charleston Roofs and Windows is the roofing company serving Sullivan’s Island, SC, built for homes that take ocean wind and salt spray every single day. We repair and replace roofs on raised island cottages, historic Moultrieville and Atlanticville houses, and newer elevated beach homes.
Hurricane Hugo made landfall right here in 1989. Our crews know what island roofs face, and we plan every job around the Town of Sullivan’s Island permit, the island’s historic design review and the flood zone your house sits in.
Free roof 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, Serving Sullivan's Island Homeowners Since 2012
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has worked on Lowcountry homes since January 2012. Our office is in Ladson, and our crews are serving Sullivan's Island regularly, from the Fort Moultrie end to the Station 30s.
The island sits roughly 25 miles from our Ladson office by I-526 and the Ben Sawyer Bridge, and about 8 miles from downtown Charleston.
As part of our work as a roofing company in Charleston, island jobs get the same team and the same standards.
Everyday Roofing on the Island
Most of our Sullivan's Island work is everyday roofing. A porch roof starts leaking, a rusted exposed fastener lets water through, or a 20-year-old shingle roof sheds granules into the gutters every time it rains.
We trace the leak from the attic and the roof, quote a roof repair when a repair will do, and quote a replacement only when the roof is truly done. Emergency repairs get priority after any blow.
Storm Roofing on the Island
The other half is storm roofing. Wind, hail and hurricane gusts hit this barrier island first and hardest. Shingles lift, ridge caps peel, metal panels loosen, and a single open seam lets in a week of rain.
Our team tarps open roofs fast, documents the damage you can't see from the street, and restores the roof, windows, siding and gutters under one W2 project manager, an employee and not a subcontractor foreman.
- 2012 working Lowcountry homes since January
- 25 mi from our Ladson office by I-526
- 8 mi from downtown Charleston
- Regular crew visits, Fort Moultrie to the Station 30s
Over the Ben Sawyer Bridge, the same team and standards.
- Moultrieville
- Atlanticville
- Middle Street
The Truth About Hiring a Roofer on Sullivan's Island (And How Charleston Roofs and Windows Fixes It)
Hiring a roofer on Sullivan's Island is harder than on the mainland, because island roofs have rules, exposure and access issues most crews never think about.
"We had a leak in a flat roof over a part of our house. Michael came out in June 2025 and looked both at that leak and (at my request) the rest of the roof. He walked me through what he saw and what he recommended."
The Problems Sullivan's Island Homeowners Run Into
Roofers Who Skip the Town Permit
The Town of Sullivan's Island says building permits are required by law for any repair or improvement to a residential property, even during emergency repairs. Out-of-town crews often start first and ask later.
How Charleston Roofs and Windows Solves It
We file through the town's online permit portal before work starts and schedule the inspections the Building Department requires. You get the permit status in writing, not a promise.
Historic Homes Treated Like Any Other Roof
Many island houses are designated Sullivan's Island Historic Landmarks or Traditional Island Resources. Any material change to the exterior of a historic property needs a Certificate of Appropriateness before work begins.
How Charleston Roofs and Windows Solves It
Your inspection manager checks your address against the town's historic designations first. If a Certificate of Appropriateness is needed, we prepare the roof details for staff or Design Review Board review before we order materials.
Why This Matters for Your Timeline
Routine maintenance usually needs no review, staff can approve minor work, and major changes in appearance go to the Design Review Board. Knowing which bucket you are in sets a realistic start date.
Fasteners and Flashing Built for the Mainland
Salt spray corrodes plain steel nails, exposed screws and thin flashing fast. On an oceanfront lot, the wrong fastener can rust through years before the roof covering wears out.
How Charleston Roofs and Windows Solves It
We match fasteners, flashing and metal panels to salt exposure, and we check every pipe boot, vent collar and wall flashing for corrosion during the inspection. Your project manager confirms it before the job closes.
Storm Chasers After Every Named Storm
After Helene pushed a 57 mph gust across Sullivan's Island in September 2024, door knockers showed up across the Charleston area. Many had no local office and no plan to honor a warranty.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows has worked from a permanent office in Ladson since 2012, with 680 Google reviews you can read today. We will be here for the next storm season, and so will your warranty.
What You Actually Need From a Sullivan's Island Roofer
Attic and roof, with photos, before any price.
The Town of Sullivan's Island permit and inspection schedule, filed before work starts.
Knowing when a Certificate of Appropriateness or Design Review Board review applies.
Fasteners, flashing and metal chosen for salt spray, not just price.
An understanding of VE and AE zone rules on elevated and older homes.
A named W2 project manager, not a crew you never meet.
Roofing Services From Charleston Roofs and Windows on Sullivan's Island
Charleston Roofs and Windows handles every part of a Sullivan's Island roof, plus the windows, siding and gutters that keep salt and rain out of the house. One team, one W2 project manager, one phone number.
Roofing Services on Sullivan's Island
Roof Repair and Roof Inspection
Leaks, lifted shingles, loose metal panels, failed boots and rusted flashing, traced to the source before we quote. Start with a free roof inspection, including pre-purchase inspections for island buyers.
Roof Replacement
Full tear-off, decking repair and a complete Atlas Signature Select system, with most replacements finished in one day. See roof replacement.
"We had to replace or roof and ended up having to replace some of the OSB as well because of leaking. They completed the work timely and did a beautiful job. Our roof looks great, and surprisingly we no longer hear the rain pounding on our roof like we used to."
Storm Damage Repair
Emergency tarping and repair of wind, hail and hurricane damage on the island. See storm damage repair.
Roof Systems for Island Homes
Which Roof Fits Which Island House
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks island humidity brings.
- Metal roofing: standing seam and exposed fastener systems, the traditional look on many island cottages.
- Flat and modified roofing: TPO and modified bitumen for porches, additions and low-slope sections.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard for hurricane country.
Windows, Siding and Gutters for Salt Air
- 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 spray and humidity.
- Gutters: seamless aluminum gutters installed by our in-house W2 crews, sized for island downpours.
Sullivan's Island Weather and Storms: What Charleston Roofs and Windows Builds Against
Sullivan's Island weather is harsher on roofs than almost anywhere in the Lowcountry, because nothing stands between the island and the open Atlantic. Wind, salt and storm tides reach island homes before they reach the mainland.
The island's history proves it. Hurricane Hugo made landfall at Sullivan's Island around midnight on September 22, 1989, with a 13.0 foot storm tide. It destroyed the bridge to the mainland and damaged or destroyed more than 80 historic houses.
Storms That Hit Sullivan's Island, Newest First
- Oct 10 to 11, 2025 Nor'easter Charleston Harbor peaked at 8.46 feet, major flood stage
- Jun 10, 2025 Severe thunderstorm 64 mph gust measured just offshore, 12 miles east northeast of the island
- Sep 27, 2024 Hurricane Helene 57 mph gust measured on Sullivan's Island
- Aug 5 to 8, 2024 Tropical Storm Debby Gusts near 46 mph, streets under 24 to 30 inches of water, more than 700 homes without power
- Dec 17, 2023 Nor'easter Charleston Harbor hit 9.86 feet, the highest tide on record not tied to a tropical storm
- Aug 30, 2023 Hurricane Idalia Saltwater covered much of the west end from Station 12 to the harbor, island lost power
- Sep 29 to 30, 2022 Hurricane Ian Hurricane warning for the island, with 5 to 7 foot surge forecast
- Sep 22, 1989 Hurricane Hugo Landfall on the island, 13.0 foot storm tide, bridge destroyed
What Each Island Weather Threat Does to a Roof
Oceanfront Wind
Wind lifts shingle edges, breaks seal strips, peels ridge caps and works metal panels loose at the eaves. Raised homes catch more of it, because the roof sits higher above the dunes.
"I recently had a bad storm blow some shingles off my roof. ... Within the week after talking with Charleston Roofs and Windows we had a crew starting on our roof. They were prompt and very clean. ... Just went through Dorian and not a ding or drip."
Salt Spray and Corrosion
Salt settles on every surface near the beach. It eats plain steel fasteners, pits flashing and stains trim, which is why coastal-grade materials matter more here than a cheaper bid.
Tidal Flooding and Heavy Rain
Debby put several island streets under water in 2024, and Idalia pushed saltwater across the west end in 2023. Clogged gutters and failed valleys send that much rain straight into walls and decking.
Humidity, Heat and Termites
Steady humidity feeds the algae that streaks shingles black, and the town rates the island's termite risk as very heavy. Soft fascia and decking get checked on every inspection.
How Charleston Roofs and Windows Builds Island Roofs
- Wind-rated installs. Correct nail patterns and sealed starter and ridge courses.
- Coastal fasteners and flashing. Materials matched to salt exposure on oceanfront and marsh-side lots.
- Code-compliant underlayment. Underlayment that meets the 2021 IRC as adopted in South Carolina.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles on Atlas Signature Select systems.
- Fast storm response. Emergency tarping when a storm opens your roof.
Sullivan's Island Permits, Historic Review and Flood Zones : What Charleston Roofs and Windows Handles
Roofing on Sullivan's Island runs through the Town of Sullivan's Island, not the City of Charleston or Charleston County. The town has its own Building Department, its own historic preservation rules and its own flood map.
The Town of Sullivan's Island Building Permit
- A permit is required. The town requires a building permit for any repair or improvement to a residential property, including emergency repairs.
- Online filing. Permit applications and inspections run through the town's online portal, and contractors also need a town business license.
- Inspections are scheduled. The town's inspection list includes specific roof inspections, and some projects need more.
- State codes apply. South Carolina's 2021 residential code has been in effect statewide since January 1, 2023.
See the Town of Sullivan's Island Building Department for current forms.
Historic Landmarks and the Design Review Board
The town has four National Register districts and three local historic districts. A 2024 survey reviewed 518 older resources and recommended 159 as Sullivan's Island Landmarks and 135 as Traditional Island Resources.
How Historic Review Works for a Roof
- Regular maintenance typically needs no staff or board review.
- Minor work is reviewed by the Zoning Administrator, who can approve it at staff level.
- Major work that changes the look of the structure goes to the Design Review Board.
- Roof design counts. The board can consider roof types, roof pitches and other parts of roof design.
How Charleston Roofs and Windows Handles It
We confirm your home's designation before you choose a material. A like-for-like roof on a landmark house is a very different project from switching shingles to metal on a Traditional Island Resource.
FEMA Flood Zones on Sullivan's Island
The town's flood maps took effect January 29, 2021, and include VE zones with wave action, AE zones, and X zones. Your zone shapes how much work can be done before the whole house must meet current flood rules.
- Flood zones
What It Says VE, AE, X and shaded X zones under the January 29, 2021 mapsWhat It Means for Your Roof Oceanfront VE lots face the strictest building rules
- Substantial improvement
What It Says Work equal to 50 percent or more of assessed value, counted over three yearsWhat It Means for Your Roof Big remodels that include a roof can trigger full flood compliance
- Historic review
What It Says Certificate of Appropriateness for material changes on historic propertiesWhat It Means for Your Roof Material or pitch changes may need staff or board approval
- Building permit
What It Says Required for any repair or improvementWhat It Means for Your Roof Every roof job is permitted and inspected
Sullivan's Island Homes and Neighborhoods Charleston Roofs and Windows Works On
Sullivan's Island homes range from 19th century army quarters to brand new elevated beach houses, and each era needs a different roof plan. The island has about 1,086 housing units, and close to 9 in 10 are single-family homes.
Census figures put the median home on the island at 1986, with more than 1 in 10 built before 1940. Hugo recovery drove a building spike in the 1990s, and many older houses sit on raised brick or wood piers.
- Moultrieville historic district, west end near Fort Moultrie
1830 to 1950
Historic review likely, repair-first thinking, careful metal detailing
- Atlanticville historic district, Stations 22 1/2 to 26
1880 to 1950
Classic island houses on piers, Certificate of Appropriateness for material changes
- Fort Moultrie officers' quarters on I'On Avenue and Middle Street
1890s to early 1900s
Large historic roofs with complex flashing and chimneys
- Post-war island houses
1945 to 1975
Often on a third or fourth roof, decking and ventilation worth checking
- Post-Hugo rebuilds
1990s
Prime age for a full replacement if never redone
- Newer elevated homes
2000 and later
Tall, steep roofs, repairs and storm work more than full replacements
What a Roof Costs on Sullivan's Island With Charleston Roofs and Windows
Roof prices on Sullivan's Island are quoted per square, which is 100 square feet of roof. Island jobs follow Charleston-area pricing, then move with roof height, pitch, decking repairs and the materials salt exposure demands.
| 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 |
| Synthetic roofing | $2,000-$2,600+ | Quoted per project |
| Commercial TPO flat roofing | $1,400-$2,000+ | Quoted per project |
| FORTIFIED roof | Varies by home | $12,000-$20,000+ depending on size |
Why an Island Quote Can Differ
Raised homes need taller staging, narrow island lots limit where trucks and dumpsters can park, and coastal fasteners and flashing cost more than standard parts. Historic review can also shape material choice. Your written estimate spells each item out.
Ways to Pay for a Sullivan's 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 Sullivan's 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. Customers keep naming the same things: clean job sites, steady communication and crews who show up on time.
Read more on our reviews page.
"Jared was our site manager who was very responsive and communicated with us daily until the project was complete."
"A professional experience from start to finish, from every member of the team. Thank you Amanda, Eric, Adam and Mike for your knowledge, timely responsiveness and friendly professionalism."