Roofing Company in Summerville, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Keeps Flowertown Roofs Standing Under the Pines , From the Historic District to Nexton and Cane Bay
Charleston Roofs and Windows inspects, repairs and replaces roofs across Summerville, SC, then finishes the job with windows, siding and gutters. Our crews work in Summerville every week, from cottages near Hutchinson Square to the newest streets in Nexton and Cane Bay.
Summerville roofs fight a different battle than roofs on the islands. Here the threat is tall pines, hot summers and thunderstorms that drop limbs on shingles, so we inspect for impact damage as closely as for wear.
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 in Summerville: Everyday Roofing and Storm Roofing for Flowertown
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has served Summerville homeowners since January 2012.
Our office sits in Ladson, roughly 10 miles from the Summerville town square, so a crew can usually reach you in about 20 minutes. Downtown Charleston is about 22 miles the other way, down I-26.
We are the same team behind the roofing company in Charleston page, and Summerville is one of the busiest parts of our service area.
Everyday Roofing in Summerville
Most of what we do in Summerville is everyday roofing. A ceiling stain shows up after a July storm, a pine limb cracks a few shingles, or a 2000s builder-grade roof starts shedding granules.
We find the real source of the leak from the attic and the roof, quote a repair when a repair will do, and recommend replacement only when the roof is truly worn out.
When a roof does need to come off, we tear it down to the deck, replace soft decking, and install a full Atlas Signature Select system. Most Summerville replacements finish in one day.
Storm Roofing in Summerville
The other half is storm roofing. Summerville sits far enough inland to escape storm surge, but not far enough to escape hurricane wind, tornado warnings, hail and falling trees.
After a storm, our team tarps open roofs, documents the damage with photos, and restores the roof, windows, siding and gutters under one W2 project manager.
"Charleston Roofs and Windows are the best! Completely satisfied from beginning to end.would definitely recommend them to anyone,in fact I've already given your number to a couple in Summerville. Thank you again for a job well done."
- 2012 serving Summerville homeowners since January
- 10 mi from our Ladson office to the town square
- 20 min typical time for a crew to reach you
- 22 mi to downtown Charleston, down I-26
One of the busiest parts of our service area.
- Historic District
- Nexton
- Cane Bay
The Truth About Hiring a Roofer in Summerville, and How Charleston Roofs and Windows Does It Differently
Hiring a roofer in Summerville gets complicated fast, because the town spans three counties, a historic district and dozens of HOA communities.
"Fast, professional, fixed a problem for us we had been told nothing was wrong with in the past despite still having a leaky ceiling. Would absolutely use again the future."
The Problems Summerville Homeowners Run Into
Permits Filed With the Wrong Office
A Summerville mailing address doesn't guarantee a Town of Summerville permit. Some homes sit inside town limits, while others with the same zip code fall under Dorchester, Berkeley or Charleston County.
How Charleston Roofs and Windows Solves It
We confirm the permitting authority for your parcel before we schedule. If you're inside town limits, we work with Town of Summerville Building Inspections. If not, we file with the right county.
Historic District Homes Treated Like New Builds
The Summerville Historic District holds roughly 700 buildings on just over 600 acres, some dating to the early 1800s. A roofer who ignores the Board of Architectural Review can stall your project.
How Charleston Roofs and Windows Solves It
Our inspection manager checks whether your home sits in the district and talks with you about materials that suit the house. We confirm with town staff what review your roof work needs before ordering anything.
HOA Paperwork Without the Headache
Your project manager can provide the shingle line, color and specification sheets your HOA architectural committee asks for.
Builder-Grade Roofs in New Subdivisions
Thousands of Summerville-area homes went up in the 2000s and 2010s. Many came with entry-level shingles and minimal ventilation, and those roofs are now reaching their first replacement.
How Charleston Roofs and Windows Solves It
We check attic ventilation and decking along with the shingles, and we follow your HOA's color and material rules so the new roof gets approved the first time.
Pines Over the Roofline
Summerville's tall pines are the reason it's called the Flower Town in the Pines, and they're also why so many Summerville roof repairs start with a limb strike or clogged valleys.
How Charleston Roofs and Windows Solves It
We clear debris, check every valley and gutter, and look for hidden punctures. If a tree threatens the roof, we'll tell you, and remind you that the town requires a permit before most tree removals.
What You Actually Need From a Summerville Roofer
Attic and roof, with photos, before you see a price.
Town of Summerville or county, decided by parcel, not zip code.
A plan for BAR review if your home is in the district.
Product specs and colors your architectural committee will approve.
A W2 project manager, not a subcontractor foreman you never meet.
Roofing Services From Charleston Roofs and Windows in Summerville, SC
Charleston Roofs and Windows handles every part of a Summerville roof, plus the windows, siding and gutters that protect the rest of the house. One team, one project manager and one phone number.
Roofing Services for Summerville Homes
Roof Repair
Leaks, missing shingles, pipe boots, flashing and limb punctures, 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 a day. See roof replacement.
Roof Inspection
Free inspections with photos, plus pre-purchase and HOA roof assessments for Summerville buyers and boards. See roof inspection.
Storm Damage Repair
Emergency tarping and repairs after wind, hail, tornado warnings and fallen trees. See storm damage repair.
Roofing Materials We Install in Summerville
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks that grow on shaded, pine-covered roofs.
- Metal roofing: standing seam and exposed fastener systems for porches, outbuildings and whole homes.
- Flat and modified roofing: TPO and modified bitumen for low-slope porches and additions.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard.
Windows, Siding and Gutters in Summerville
- Window replacement: Viwinco energy-efficient and impact windows, measured by your project manager before ordering.
- Siding: vinyl and James Hardie fiber cement that stands up to heat, humidity and storm wind.
- Gutters: seamless aluminum gutters installed by our in-house W2 crews, sized for heavy summer downpours.
"They came when expected. The crew did a great job removing and installing the two massive windows and cleaned up. They were very professional. The windows look great."
Summerville Storms, Pines and Weather: What Charleston Roofs and Windows Sees on Local Roofs
Summerville's biggest roof threats are falling trees, straight-line thunderstorm winds and tropical rain, not storm surge. Sitting inland in Dorchester County keeps the ocean away, but it puts tall pines directly over thousands of roofs.
Recent Storms That Hit Summerville Roofs
- Jun 14, 2026 Severe thunderstorm warnings A storm tracked from Summerville toward North Charleston and Goose Creek with 60 mph gusts possible
- Jun 25 to 26, 2025 Lowcountry severe outbreak 62 mph gust at nearby Pinopolis, golf ball hail at Hendersonville and 55 damage reports across the region
- Sep 26 to 27, 2024 Hurricane Helene Trees and power lines down across much of Dorchester County, some homes damaged
- Aug 5 to 8, 2024 Tropical Storm Debby 18.66 inches of rain north of Summerville and 18.38 inches just south of town
- Jun 10, 2024 Summerville downburst 80 to 85 mph winds on a path 8.5 miles long, trees on homes, shingles and siding torn off, hail up to 2 inches
- Sep 30, 2022 Hurricane Ian 68 mph gust at Charleston International Airport
- Apr 13, 2020 Easter tornado outbreak Tornado warning for Summerville, an EF1 with 102 mph winds in western Dorchester County
- Sep 4 to 5, 2019 Hurricane Dorian Gusts up to 80 mph in the Charleston area and a tree across a Summerville roofline
The June 10, 2024 Downburst
The storm hit just before 8 p.m. and pushed straight-line winds of 80 to 85 mph from Old Trolley Road and Bacons Bridge Road northeast through southern and eastern Summerville to the north side of Sangaree.
National Weather Service surveyors found the worst damage around Quail Arbor and Wisteria Street, where pines snapped and fell on homes. That's the kind of storm that brings us to Summerville roofs the next morning.
What Each Summerville Weather Threat Does to a Roof
Falling Pines and Limbs
A limb strike can crack shingles, punch through decking and bend gutters, and a small puncture hidden under pine straw can leak for months before you notice a stain.
Thunderstorm Wind and Hail
Downbursts lift shingle edges, break seal strips and peel ridge caps. Hail bruises shingles and knocks granules loose, which shortens the life of the roof even when it doesn't leak right away.
Heavy Tropical Rain
Debby dropped more than 18 inches on parts of Summerville. Water backed up behind pine-clogged gutters and failed valleys finds every weak spot in the decking.
How Charleston Roofs and Windows Builds Roofs for Summerville
- Wind-rated installs. Correct nail patterns and sealed starter and ridge courses.
- Code-compliant underlayment. Installed to the 2021 IRC as adopted in South Carolina.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles for shaded roofs.
- Gutters sized for downpours. Seamless aluminum runs that handle summer storms.
- Fast storm response. Emergency tarping when a tree or storm opens your roof.
Summerville Permits, the Historic District BAR and HOA Rules: How Charleston Roofs and Windows Handles Them
Summerville roofing projects can involve up to three layers of approval: the building permit, Board of Architectural Review in the historic district, and your HOA. Charleston Roofs and Windows sorts out which ones apply before your install date is set.
Who Issues Your Roofing Permit
The Town of Summerville is unusual because it spans Dorchester, Berkeley and Charleston counties. Town of Summerville Building Inspections issues permits for homes inside town limits, while homes outside town limits go to their county.
- Inside Town of Summerville limits
Who Issues the Permit Town of Summerville Building InspectionsWhat It Means for Your Roof Building permit for a full re-roof, final inspection when done
- Summerville Historic District
Who Issues the Permit Town of Summerville, plus Board of Architectural ReviewWhat It Means for Your Roof Exterior changes may need BAR review before work starts
- Unincorporated Dorchester County
Who Issues the Permit Dorchester CountyWhat It Means for Your Roof County permit and inspection rules apply
- Unincorporated Berkeley County (many Summerville-address subdivisions)
Who Issues the Permit Berkeley CountyWhat It Means for Your Roof County permit, plus HOA approval in most planned communities
- Unincorporated Charleston County
Who Issues the Permit Charleston CountyWhat It Means for Your Roof County permit and inspection rules apply
What a Summerville Re-Roof Permit Covers
- A permit for full replacement. A full roof replacement inside town limits needs a building permit. Small repairs are generally exempt.
- Current state codes. South Carolina enforces the 2021 International Residential Code with state modifications, in effect since January 1, 2023.
- Inspections. A final inspection closes out the job, and some projects may also get a deck inspection.
- Handled for you. Charleston Roofs and Windows confirms the permit office and the inspection schedule as part of planning your install.
The Summerville Historic District and the BAR
What Makes the District Different
The Summerville Historic District is listed on the National Register of Historic Places. The town's Board of Architectural Review reviews applications to build or change properties inside it.
In 2019 the town adopted its first written design guidelines for the district, funded by a National Park Service grant. They guide the board's decisions on materials and appearance.
How Charleston Roofs and Windows Handles BAR Review
Before you choose a material, we confirm whether your address is in the district, document the existing roof, and check with town staff on what review your project needs. You won't find out about a missing approval after tear-off.
HOA and Architectural Committee Rules
Most of Summerville's newer neighborhoods, including Nexton, Cane Bay and Legend Oaks, have HOA architectural rules for shingle color, style and sometimes metal accents.
We provide the product sheets and color samples your committee asks for, and we schedule your install after the approval comes back.
Summerville's Tree Rules and Your Roof
Summerville passed a tree protection ordinance in 1847, reportedly the first in the nation, and the town seal reads Sacra Pinus Esto, "the pine is sacred." Removing most trees still requires a town permit.
If a pine is threatening your roof, apply for that permit early. After Hurricane Dorian in 2019, a Summerville homeowner who had been denied a removal permit saw that tree fall across his roofline.
Summerville Homes and Neighborhoods Charleston Roofs and Windows Works On
Summerville is mostly a young housing market, which makes it one of the busiest first-replacement areas in the Lowcountry. The median Summerville home was built around 2001, and about one in three homes went up in the 2000s.
- 1939 or earlier
About 3 percent
Historic district homes, possible BAR review, repair-first approach
- 1940s to 1970s
About 16 percent
Often on a second or third roof, decking and ventilation worth checking
- 1980s to 1990s
About 29 percent
Prime age for a full replacement if the roof was never redone
- 2000s
About 33 percent
First replacement for many builder-grade roofs
- 2010 or later
About 20 percent
Repairs, storm damage, HOA assessments and warranty questions
"Received excellent service in a world where good customer service is disappearing. They have done several roofs on our street, so I contacted them ... The crew arrived on time led by the on-scene supervisor JP."
Summerville Neighborhoods We Roof
- Summerville Historic District
Historic cottages and homes near Hutchinson Square, many from the 1800s
BAR review, original materials, careful repairs on older framing
- Pine Forest
Established golf course neighborhood with single-family homes and townhomes
Older roofs nearing replacement, pine debris in valleys
- Legend Oaks
Golf community off Highway 61 with HOA rules
HOA color specs, tree cover and algae on shaded slopes
- Knightsville
Mix of older homes and newer infill on larger lots
Wide range of roof ages, tree strikes, flat porch sections
- Nexton
Newer master-planned community, including Del Webb at Nexton
Builder-grade shingles, HOA approvals, storm checks
- Cane Bay
Large master-planned community in Berkeley County
First replacements on early homes, county permitting
- Quail Arbor and Sangaree
Established neighborhoods hit hard by the 2024 downburst
Tree damage, wind-lifted shingles and siding
What a Roof Costs in Summerville, SC With Charleston Roofs and Windows
Roof prices in Summerville are quoted per square, which is 100 square feet of roof. Roof size, pitch, decking repairs, tree access and HOA material specs 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 |
What Moves the Price in Summerville
- Two-story homes. Many newer Summerville homes are larger and taller, which adds squares and safety setup.
- Tree work and debris. Heavy pine cover can mean extra cleanup and decking repair under old limb strikes.
- HOA specifications. Some committees require specific shingle lines or colors.
- Historic details. Older district homes can need custom flashing and careful decking work.
Ways to Pay for a Summerville 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 homes in Dorchester, Berkeley and Charleston counties.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Summerville 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: crews that show up when scheduled, project managers who answer questions, and job sites left clean. Read them on our reviews page.
"These guys were super! From Erick, our initial contact down through the last clean-up guy. They were friendly, polite, industrious, efficient, neat and clean. They arrived as scheduled, got the work done and cleaned up the site like it was their own home. The roof looks lovely. Let it rain!"