Residential Roofing

A: A new residential roof in South Carolina typically costs $8,000-$18,000 for most homes, depending on size, materials, and complexity. For an average 2,000 square foot home: **Asphalt shingles** (most common) run $8,000-$12,000 for quality architectural shingles. **Metal roofing** costs $16,000-$28,000 but lasts 50+ years versus 20-25 for asphalt. **Premium materials** (designer shingles, tile, slate) range $15,000-$35,000+. Cost factors include roof size and pitch (steeper roofs cost more), complexity (multiple valleys, dormers, and chimneys increase labor), existing roof condition (extensive decking repairs add costs), number of layers to remove (multiple old roofs increase disposal fees), and material quality (30-year shingles cost less than 50-year lifetime shingles). We provide free, detailed estimates that itemize all costs—materials, labor, disposal, permits, and any necessary repairs. During your inspection, we’ll assess your specific situation and provide transparent pricing for multiple options so you can make an informed decision. Many homeowners are surprised that premium materials often cost less than expected, and we offer financing to make quality roofing accessible regardless of budget constraints.

A: This depends on your roof’s age, damage extent, and your future plans. **Choose repair when:** Your roof is under 15 years old, damage is localized (storm damage to one section, a few missing shingles), you’re planning to sell within 2-3 years, or budget constraints make replacement difficult right now. Typical repairs cost $500-$2,500. **Choose replacement when:** Your roof is 18-25+ years old (approaching end of lifespan), you’re seeing multiple problem areas, interior leaks are appearing in several locations, you notice widespread granule loss or curling shingles, energy bills are climbing from poor insulation, or you’re planning to stay in your home 5+ years. **The 80% rule:** If repairs cost more than 80% of replacement, replace instead—you’ll get complete warranty coverage, updated code compliance, and peace of mind for decades. During our free inspection, we’ll honestly assess whether repairs will serve you well or if you’re throwing money at a failing roof. We’ve talked homeowners out of replacement when quality repairs would give them 5-10 more years—because long-term relationships matter more than any single sale. Our goal is helping you make the smartest decision for your situation and timeline.

A: South Carolina’s intense UV exposure, humidity, and severe weather reduce roof lifespans compared to milder climates. **Architectural asphalt shingles:** 20-25 years in our climate (versus 25-30 years in northern states). **3-tab basic shingles:** 15-18 years (we don’t recommend these—poor value). **Impact-resistant shingles:** 22-28 years (hail protection plus insurance discounts). **Metal roofing:** 40-70 years depending on material (excellent for coastal areas). **Tile roofing:** 50+ years (heavy and expensive but very durable). Lifespan depends heavily on installation quality (improper ventilation cuts lifespan by 30-40%), maintenance (annual inspections catch small problems early), ventilation adequacy (trapped heat accelerates aging), storm exposure (coastal homes face harsher conditions), and tree coverage (shade promotes algae; falling branches cause damage). The single biggest factor is proper attic ventilation—we’ve seen poorly ventilated South Carolina roofs fail at 15 years when they should have lasted 25. Our up to 25-year workmanship warranty protects your investment, and we ensure proper ventilation during every installation to maximize your roof’s lifespan in our challenging climate.

A: Yes, we offer multiple financing options because we understand that roof replacement is a significant investment that often comes at unexpected times. Our financing partners work with homeowners on creditworthy applications, offering terms from 12-120 months depending on project size and credit profile. Many customers choose financing even when they could pay cash because it preserves emergency funds and allows them to upgrade to premium materials (like impact-resistant shingles or metal roofing) that provide better long-term value. We’ve helped finance projects from $5,000 repairs to $40,000+ complete replacements. The application process is simple and most approvals come within hours. Beyond our direct financing, we provide detailed documentation many homeowners use to secure home equity loans or HELOC financing at even better rates. We’re also experienced with insurance-funded projects where financing bridges the gap between your deductible and total project costs. Don’t let financing concerns delay necessary roof work—South Carolina’s weather is hard on roofs, and small problems quickly become expensive emergencies. Contact us to discuss available options. We’ll explain what’s available without pressure, because an informed customer makes better decisions.

A: The “best” material depends on your priorities, but here’s what performs well in South Carolina’s climate: **Architectural asphalt shingles** (GAF Timberline HDZ, Owens Corning Duration)—the most popular choice. Cost-effective at $8,000-$12,000, lasts 20-25 years, excellent wind and impact resistance, algae-resistant granules (essential for our humidity), and wide color selection. Best for most homeowners prioritizing proven performance and value. **Metal roofing**—increasingly popular for its longevity. Costs $16,000-$28,000 but lasts 50+ years, reflects heat to reduce cooling costs 15-25%, resists hurricane-force winds, never needs maintenance, and is ideal for coastal properties (aluminum resists salt corrosion). Best for long-term homeowners wanting minimal maintenance. **Impact-resistant (Class 4) shingles**—premium asphalt option. Adds $1,000-$2,000 to costs but provides superior hail protection and 10-20% insurance discounts that often recover the premium within 5-7 years. Best for areas with hail risk. Key features for SC climate: algae resistance (black streaks damage shingles), high wind ratings (130+ mph for our storms), Class A fire rating (lightning protection), and proper ventilation compatibility. During your free consultation, we’ll discuss your priorities—cost, longevity, aesthetics, energy efficiency—and recommend materials that match your home and goals.

A: Metal roofing costs 60-100% more than asphalt shingles upfront but often provides superior value over time, especially if you’re staying in your home long-term. **The cost comparison:** Asphalt replacement on a 2,000 sq ft home costs $10,000 and lasts 22 years. Metal roofing costs $22,000 and lasts 60 years. Over 60 years, you’d replace asphalt three times ($30,000+ with inflation) versus one metal installation ($22,000). **Additional benefits:** Energy savings of $200-400 annually from heat reflection (10-25% cooling cost reduction), insurance discounts of 10-20% in many cases, zero maintenance costs (asphalt needs periodic repairs), increased home value, and peace of mind through hurricanes and severe weather. **When metal makes sense:** Planning to stay 15+ years, prioritizing low maintenance, dealing with coastal salt air (aluminum metal resists corrosion), frequent hail (metal dents but doesn’t fail), or wanting modern aesthetics. **When to choose asphalt instead:** Selling within 5-10 years (won’t recoup premium), tight budget where $10,000 works but $22,000 doesn’t, or traditional neighborhood where metal would look out of place. We install both systems and provide honest recommendations based on your specific situation. Read our complete guide on [metal roofing in the Southeast](#) for detailed comparisons.

A: Yes, we offer 24/7 emergency roofing services throughout our service area. South Carolina’s severe thunderstorms, hurricanes, and ice storms don’t follow business hours, and neither do we. Call our emergency line at [PHONE NUMBER] for immediate response. **Our emergency services include:** Storm damage assessment and temporary repairs, emergency tarping to prevent water intrusion and additional damage, fallen tree removal coordination and roof protection, interior leak emergency response, and comprehensive damage documentation for insurance claims. **Response times:** We typically respond within 2-4 hours for emergencies during business hours and 4-8 hours after hours, though we often arrive faster. Our trucks carry emergency tarps, patching materials, and basic repair supplies for immediate stabilization. **What constitutes an emergency:** Active leaks causing interior water damage, missing shingles exposing underlayment during storms, fallen trees or branches penetrating the roof, wind damage that compromised large sections, or any situation where your home’s interior is at risk. **After emergency response:** We secure your home immediately, provide detailed damage assessment with photos, give you a repair plan and timeline, and help with insurance documentation. Emergency tarping is billed separately but often covered by insurance. We’ve responded to thousands of storm emergencies across South Carolina and know exactly what needs immediate attention versus what can wait for proper scheduling.

A: Here’s our complete process: **Day before installation:** Crew delivers dumpster and materials. **Installation day(s):** Crew arrives 7:30-8:00am, begins protecting landscaping and covering plants near house. Complete tear-off of old shingles down to roof deck (loudest part of process). Inspection and repair of damaged decking, rotten wood, or structural issues. Installation of synthetic underlayment for waterproofing. Installation of new drip edge and flashing around chimneys, vents, valleys. Shingle installation following manufacturer specifications (6 nails per shingle minimum). Ridge vent installation for proper attic ventilation. Comprehensive cleanup including magnetic sweeps for nails. **After installation:** Final inspection walkthrough with homeowner. Municipal building inspection (we schedule and attend). Warranty registration with manufacturer. Complete documentation for your records. **During the project:** Your home remains fully livable—we work entirely from the outside. Interior access isn’t needed. You can come and go normally, though parking may be limited with dumpster and crew vehicles. We protect landscaping with tarps and boards. Noise is significant during tear-off (sounds like constant hammering) but most homes are quiet enough for normal activities during shingle installation. We perform daily cleanup and a final thorough cleanup including your driveway and yard.

A: Here are the key warning signs that help determine if your roof needs replacement versus repairs: **Signs you need REPLACEMENT:** Your roof is 18-25+ years old (approaching typical lifespan), you’re seeing widespread curling, cupping, or missing shingles across multiple areas, significant granule loss (bare spots on shingles, granules in gutters), interior leaks in multiple rooms, daylight visible through roof boards from attic, sagging sections indicating structural issues, or energy bills climbing from poor insulation/ventilation. **Signs REPAIR might be sufficient:** Roof is under 15 years old, damage is localized to one section (storm damage, fallen branch), only a few shingles are missing or damaged, leaks are isolated to one area, or overall condition is good despite minor issues. **The professional inspection advantage:** Many problems aren’t visible from the ground. During our free inspection, we check shingle condition across the entire roof, inspect flashing around chimneys and vents, examine attic for moisture damage and ventilation adequacy, assess structural integrity, and provide honest recommendations with photos showing what we found. We’ll tell you if repairs will serve you well or if you’re better off replacing. Our goal is the right solution for your situation, not selling the most expensive option.

A: Absolutely—insurance claim assistance is a significant part of our service, and we’ve successfully helped homeowners navigate thousands of claims over 40 years. **How we help:** Immediate emergency response and tarping to prevent additional damage (critical for claim approval), comprehensive damage documentation with detailed photos and measurements, accurate estimates reflecting actual replacement costs (not lowball numbers requiring supplements), meeting with insurance adjusters on-site to explain storm damage versus wear, supplemental estimates when initial assessments miss necessary work, and guidance through the entire claims process from first call to final payment. **Important insurance facts:** Document damage immediately with photos before any repairs, contact your insurance company within required timeframes (usually 72 hours to one year depending on policy), don’t sign over rights to storm chasers who pressure immediate contracts, understand that insurance covers storm damage but not normal wear and maintenance neglect, and know that South Carolina law requires insurers to match undamaged portions when replacing sections. **Our reputation matters:** Insurance companies know our estimates are accurate and our work is quality, which smooths the claims process. We advocate for proper repair scope without inflating costs—this honest approach has built trust with adjusters over decades. We never charge for insurance consultations or damage documentation, even if you ultimately use another contractor for repairs.