Roofing Company in Folly Beach, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Builds Roofs for the Edge of America , Where Salt Spray, Ocean Wind and Raised Beach Houses Ask More of Every Shingle and Fastener
Charleston Roofs and Windows is the roofing company Folly Beach homeowners call to inspect, repair and replace roofs on raised beach houses, oceanfront homes and marsh-side cottages. We put a W2 project manager on every job and finish with a final walkaround.
Folly sits about 11 miles south of downtown Charleston, open to the Atlantic on one side and the Folly River marsh on the other. Salt spray, hurricane gusts and king tides are part of every roof decision here, and we build for all three.
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, Serving Folly Beach Homes 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, and Folly Beach is part of our regular route.
We're the same team behind the roofing company in Charleston page, serving Folly Beach from our office in Ladson. Folly is roughly 27 miles from that office and about 11 miles from downtown, straight down Folly Road across James Island.
Everyday Roofing on Folly Beach
Most Folly calls are everyday roofing. A ceiling stain shows up after a summer squall, a few shingles go missing off the ocean side, or a rental guest reports a drip over the bunk room.
We trace the leak from the attic and the roof, quote a repair when a repair will do, and handle emergency roof repairs when water is coming in. When a roof is truly done, we tear it off and install a complete Atlas Signature Select system.
"We used Charleston roof and windows for our roof replacement on Folly beach and couldn’t be happier. ... The new roof went up really quickly, they left no debris behind, and it looks awesome!"
Storm Roofing on Folly Beach
The other half is storm roofing. Folly takes wind straight off the ocean, and Hurricane Helene pushed a 66 mph gust across the island in September 2024. Wind, hail and hurricane gusts lift shingle edges, peel ridge caps and loosen metal trim.
Our crews tarp open roofs fast, find the damage you can't see from the street, and restore the roof, windows, siding and gutters under one project manager.
- 2012 working on Lowcountry homes since January
- 27 mi from our Ladson office to the island
- 11 mi from downtown Charleston down Folly Road
- 1 day most replacements, start to finish
Folly Beach is part of our regular route.
- Raised beach houses
- Oceanfront homes
- Marsh-side cottages
The Truth About Hiring a Roofer in Folly Beach (And How Charleston Roofs and Windows Handles It)
Hiring a roofer for a Folly Beach house is harder than hiring one inland, because the island adds height, salt and distance to every job.
Some companies won't drive past James Island for a small repair. Others quote a mainland roof for a beach house, with the wrong fasteners and no plan for a three-story climb.
The Problems Folly Beach Homeowners Run Into
Raised Homes and Tight Island Lots
Many Folly homes sit on pilings with living space one or two stories up. Narrow lots, limited parking and sand under the drip line make ladders, dumpsters and material drops harder than on a suburban street.
How Charleston Roofs and Windows Solves It
Your project manager walks the lot before install day and plans staging, debris haul-off and parking. Steep and tall roofs get the right access equipment, and the crew protects decks, stairs and outdoor showers before tear-off.
"It wasn't the easiest job, either, as our home is a three-story with some parts of the roof having higher pitch. But they knocked it out, and faster than they originally quoted"
Salt Spray That Eats Mainland Materials
Salt carried off the surf settles on every roof on the island. Plain steel nails, bare flashing and cheap trim coil rust and stain long before the shingles wear 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 and drip edge for corrosion during the free inspection. Oceanfront homes get a different material conversation than homes on the marsh side.
Owners Who Aren't on the Island
More than half of Folly's 2,391 housing units were counted as vacant in the 2020 census, which on a beach island means second homes and vacation rentals. Owners need a roofer who shows up without them and reports back.
How Charleston Roofs and Windows Solves It
We inspect with or without you there, send photos of what we found, and schedule installs around rental bookings when we can. Your project manager stays your single point of contact from estimate to walkaround.
Photo Reports for Absentee Owners
Every inspection includes photos of the problem areas, so an owner in another state sees the same roof our inspection manager saw.
"I wasn't able to be home but they were happy to come out anyway and they called very quickly to let me know everything was okay."
Storm Chasers After Every Named Storm
After Helene and Debby, out-of-town crews worked the Lowcountry and left. On an island where the next storm is a matter of when, a warranty is only as good as the company still answering the phone.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows has worked the Lowcountry since 2012 from a permanent office in Ladson, with 680 Google reviews you can read today. We'll be here for the next storm, and so will your warranty.
What You Actually Need From a Folly Beach Roofer
Attic and roof, with photos, before a price.
Fasteners, flashing and metal chosen for salt spray, not for a mainland subdivision.
Staging, safety and cleanup on a raised home and a tight lot.
The City of Folly Beach permit, the 150 mph design wind speed and flood zone rules.
A named W2 project manager, not a crew you never meet.
Roofing, Window, Siding and Gutter Services From Charleston Roofs and Windows in Folly Beach, SC
Charleston Roofs and Windows handles every part of a Folly Beach roof, plus the windows, siding and gutters that take the same salt and wind. One team, one project manager, one phone number.
Roofing Services for Folly Beach Homes
Roof Repair
Leaks, missing shingles, lifted ridge caps, rusted flashing and failed pipe boots, traced to the source before we quote. See roof repair.
Roof Replacement
Full tear-off, decking repair and a complete Atlas Signature Select system, with most replacements finished in one day. See roof replacement.
Roof Inspection
Free inspections with photos, including checks for buyers, sellers and rental owners before the season. See roof inspection.
Storm Damage Repair
Emergency tarping and repair of wind, hail and hurricane damage after storms like Helene and Debby. See storm damage repair.
Roof Types We Install on Folly
- Shingle roofing: Atlas shingles with Scotchgard Protector to fight the black algae streaks that island humidity causes.
- Metal roofing: standing seam and exposed fastener systems, a common choice on oceanfront and raised homes.
- Flat and modified roofing: TPO and modified bitumen for roof decks, porches and low-slope sections.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard.
Windows, Siding and Gutters for Beach Houses
- Window replacement: Viwinco impact and storm-rated windows, so you aren't hauling plywood up two flights of stairs every hurricane season.
- Siding: vinyl and James Hardie fiber cement built for salt air, sand and humidity.
- Gutters: seamless aluminum gutters installed by our own in-house W2 crews, a good match for salt exposure.
"We have a relatively small home on Folly Beach and therefore had to either buy impact windows or the storm windows that didn't require any shutters. ... For anyone that has a home on stilts or has a second story where you may have to install storm shutters. This by far is the best option in both money time and energy that you could possibly invest"
Folly Beach Storms and Weather: What Charleston Roofs and Windows Sees on Island Roofs
Folly Beach gets the Lowcountry's weather first and hardest, because nothing stands between the island and the Atlantic. Gusts measured on Folly often run higher than readings taken inland at the airport.
Storms That Hit Folly Beach, Newest First
| Date | Storm | What Folly Beach Saw |
|---|---|---|
| Aug 1, 2026 | EF0 tornado | A waterspout came ashore just south of the 3rd Street East beach access with winds near 55 mph; no homes were damaged |
| Oct 10, 2025 | King tides and heavy rain | Water from the river and marsh flooded homes on East Ashley Street during the morning high tide |
| Jul 2025 | Tropical Storm Chantal | Gusts near 47 mph at the Charleston tide gauge and wave buoy |
| Sep 27, 2024 | Hurricane Helene | A 66 mph gust measured on Folly Beach |
| Aug 2024 | Tropical Storm Debby | A 63 mph gust at the south end of Folly, plus rain-driven road flooding on the island |
| 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 | Sustained winds near 47 mph and a gust near 62 mph at Folly's south end |
| Sep 30, 2022 | Hurricane Ian | A 68 mph gust at Charleston International Airport |
| Sep 22, 1989 | Hurricane Hugo | An 11.9 foot storm tide at Folly Beach and heavy losses to oceanfront homes |
What Folly Beach Weather Does to a Roof
-
Ocean Wind and Hurricane Gusts
Wind off the water hits the first row of homes with no trees or houses to slow it. It lifts shingle edges, breaks seal strips and peels ridge caps and rake trim first, which is why nailing pattern and edge detail matter on Folly. -
Salt Spray and Sea Air
Salt spray coats roofs, gutters and window frames across the island. It corrodes exposed fasteners and metal flashing, and the damp film it leaves keeps algae growing on shingles that never fully dry out. -
King Tides, Flooding and Blowing Rain
Tidal flooding on Folly reaches the ground floor, not the roof, but the storms that bring it also drive rain sideways. Clogged gutters and failed valleys let that water into soffits and walls.
How Charleston Roofs and Windows Builds Folly Roofs for This Climate
- Wind-rated installs. Correct nail patterns and sealed starter, rake and ridge courses for the 150 mph design wind speed.
- Corrosion-resistant metals. Fasteners, flashing and trim chosen for direct salt exposure.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles on Atlas Signature Select systems.
- Metal where it makes sense. Standing seam options for oceanfront and high-exposure homes.
- Fast storm response. Emergency tarping when a storm opens your roof.
Folly Beach Permits, Codes and Flood Rules: What Charleston Roofs and Windows Handles for You
Folly Beach roof work is permitted by the City of Folly Beach, not Charleston County, and the city requires a building permit for repairs as well as new construction. Charleston Roofs and Windows handles the permit as part of scheduling.
The City of Folly Beach Building Permit
- Permits cover repairs too. The city states that building permits are required for all new construction, remodeling and repairs.
- Fast turnaround on simple jobs. Complete applications that don't need plan review are issued within 48 hours.
- Plan review takes longer. Projects that need plan review can take up to 6 weeks.
- The permit stays on site. The permit has to be posted at the job until it closes.
- Fees follow job value. Jobs from $1,001 to $50,000 pay $50 for the first $1,000 plus $7.50 per additional $1,000, with inspection fees where required.
Questions go to the city building department through the City of Folly Beach Building and Planning page.
Design Criteria for Folly Beach Roofs
- Ultimate design wind speed
City of Folly Beach Value 150 mphWhat It Means for Your Roof Wind-rated shingles, nailing and edge details
- Wind-borne debris zone
City of Folly Beach Value NoWhat It Means for Your Roof Impact glass is a choice, not a city mandate, though many owners pick it
- Termite risk
City of Folly Beach Value Very heavyWhat It Means for Your Roof Rotten or damaged decking and fascia get checked at tear-off
- Weathering
City of Folly Beach Value ModerateWhat It Means for Your Roof Low freeze risk, no ice barrier required
- Building code in effect
City of Folly Beach Value 2021 South Carolina codesWhat It Means for Your Roof Newer state code editions are scheduled locally for Jan 1, 2027
Flood Zones, V Zones and the 50 Percent Rule
Much of Folly sits in FEMA flood zones, and oceanfront lots fall in V zones where homes must be elevated on pilings or columns. The city requires new and substantially improved homes to sit 4 feet above base flood elevation.
Why This Matters for a Roof Project
The city counts the cost of improvements over 10 years against 50 percent of the home's market value. A roof alone rarely gets close, but a roof plus windows, siding and an interior remodel can add up.
How Charleston Roofs and Windows Handles It
If you're planning a bigger project, we'll give you clear line-item pricing so you and the city can see where the roof fits. Your project manager confirms the permit before install day.
HOAs and Associations on Folly
There's no island-wide HOA. Older beach cottages usually have no association, while newer developments and marina communities such as Mariners Cay may have an HOA or POA with their own rules. We check before you pick colors.
Folly Beach Neighborhoods and Homes Charleston Roofs and Windows Works On
Folly Beach is a small island of about 2,078 full-time residents, with median home values near $1 million, and its houses change block by block from the ocean to the marsh. Here's how the main areas compare for roofing.
More than half of Folly's housing units were counted as vacant in the 2020 census, which on a beach island means second homes and vacation rentals, so many roofs go longer between checkups.
- Oceanfront (East and West Arctic)
Raised homes on pilings, many rebuilt after Hurricane Hugo
Highest wind and salt exposure, strong case for metal or FORTIFIED
- East End toward the Morris Island Lighthouse
Older beach cottages mixed with newer construction
Aging roofs on cottages, new builds needing first repairs
- Center Street and the Pier area
Homes and condos near shops and the pier
Tight access, parking and staging planned in advance
- Mid-island side streets
Quieter residential blocks, cottages and raised homes
Shingle replacements, flashing and ventilation work
- West End near Folly Beach County Park
Homes and smaller rentals near the marsh and coastline
Salt and humidity, rental scheduling around bookings
- Mariners Cay and Sunset Cay
Marina communities with condos and waterfront homes
Possible HOA or POA rules, marsh-side wind exposure
What a Roof Costs on Folly Beach With Charleston Roofs and Windows
Roof prices on Folly Beach are quoted per square, which is 100 square feet of roof, using the same Charleston-area ranges as the mainland. Height, access, decking repairs and coastal-grade materials 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 |
| Flat TPO roofing | $1,400-$2,000+ | Quoted per project for roof decks and low-slope sections |
| FORTIFIED roof | Varies by home | $12,000-$20,000+ depending on size |
What Moves the Price on Folly
- Height and access. Three-story homes on pilings take more staging and safety equipment.
- Coastal-grade materials. Upgraded fasteners, flashing and metal for salt exposure.
- Decking condition. Rot and termite damage found at tear-off is priced per sheet.
- Island logistics. Parking, dumpster placement and material drops on tight lots.
Ways to Pay for a Folly Beach 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, which on Folly means full-time residents rather than rentals.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Folly Beach 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.
Folly homeowners have reviewed us for both roofs and windows, and customers across the Lowcountry bring up the same things again and again: clean job sites, clear communication and crews who show up on time. Read them on our reviews page.
"Although we were outside of our warranty window, they recognized a problem with the original installation of the flashing. They stood by their work and quickly remediated it for free."