Roofing Company in Hanahan, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Keeps Hanahan Roofs Tight Under the Pines , From Otranto Ranches to Tanner Plantation Two-Stories
Charleston Roofs and Windows is the roofing company serving Hanahan, SC, that inspects, repairs and replaces roofs, then finishes the job with windows, siding and gutters. Our crews work in Hanahan every week, under the same pines and oaks that drop limbs on your shingles every storm season.
Whether your home is a 1960s brick ranch in Otranto or a 2000s builder-grade two-story in Tanner Plantation, you get one team, one W2 project manager, the City of Hanahan permit handled for you, and a final walkaround before we call the job done.
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, the Roofer Hanahan Neighbors Call First
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has worked on Lowcountry homes since January 2012. We are the roofing company in Charleston that Hanahan homeowners already see on their streets.
Our office is in Ladson, roughly 10 miles from Hanahan, usually about a 20 minute drive. Hanahan sits about 11 miles north of downtown Charleston, tucked between North Charleston, the Goose Creek Reservoir and the Naval Weapons Station.
Most of our Hanahan work is everyday roofing. A leak shows up over a hallway ceiling, a pipe boot cracks after 15 summers, or a pine limb scrapes a row of shingles loose during an afternoon thunderstorm.
We trace the leak from the attic and the roof, quote a repair when a repair will do, and quote a replacement only when the roof is truly worn out. Emergency repairs get tarped first so the rain stops coming in.
When a roof has to come off, our crews tear it down to the deck, replace rotten plywood, and install a complete Atlas Signature Select roofing system. Most replacements finish in one day.
"We had a couple repairs on our roof needed due to heavy tree limbs rubbing on it. Charleston Roofs and Windows was professional from start to finish. Quick to give us a detailed quote, efficient performing the repairs, and left the area cleaner than when they arrived."
The other half of our work is storm roofing. Wind, hail and hurricane gusts lift shingle tabs, tear ridge caps and send pine trees through roofs. We tarp fast, find the damage you can't see from the yard, and restore the roof, siding, windows and gutters under one project manager.
- 2012 working on Lowcountry homes since January
- 10 mi from our Ladson office, about a 20 minute drive
- 11 mi north of downtown Charleston
- 1 day most replacements, start to finish
Our crews work in Hanahan every week.
- Otranto brick ranches
- Tanner Plantation two-stories
- Yeamans Park cottages
The Truth About Hiring a Roofer in Hanahan, and How Charleston Roofs and Windows Does It Differently
Hiring a roofer in Hanahan comes with a few local traps that most homeowners only find out about after the job starts.
Hanahan is a city of two housing waves: homes built in the 1960s and 1970s, and a big wave of 2000s subdivisions. Each wave has its own roof problems, and the city has its own permit rules on top of that.
The Problems Hanahan Homeowners Run Into
A Contractor Who Asks You to Pull the Permit
Some roofers ask the homeowner to file the permit. The City of Hanahan tells residents plainly: if a contractor asks you to get the permit, please don't. A homeowner-pulled permit puts the code responsibility on you, not the roofer.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows files the City of Hanahan permit under our SC contractor license and city business license, schedules the inspections, and keeps the paperwork with your project file.
Builder-Grade Roofs Wearing Out All at Once in the 2000s Subdivisions
Tanner Plantation started building in 2002, and much of Hanahan's housing went up in the 2000s. Many of those homes still have their original builder-grade shingles, now 20 years into a Lowcountry climate that is hard on asphalt.
How Charleston Roofs and Windows Solves It
We check the shingles, the underlayment, the attic ventilation and the decking, then tell you honestly whether you have years left or whether it's time. When it's time, you get a complete Atlas system, not another builder-grade layer.
Low-Slope Sections Installed Wrong the First Time
Porch tie-ins and flatter roof sections are where original installs most often fail. Our crews rebuild them with modified bitumen or TPO when shingles are the wrong material for the pitch.
"Apparently a flatter portion of our roof was improperly installed (by a different company) causing a leak into the house and rotten plywood under the shingles. These folks came out, inspected, and repaired that section."
Older Ranches With Hidden Decking and Ventilation Problems
Hanahan's 1960s and 1970s brick ranches are often on their second or third roof. Layers, old plank decking and blocked soffit vents hide under shingles that look fine from the street.
How Charleston Roofs and Windows Solves It
Our inspection managers go into the attic first. We photograph soft spots, stains and ventilation gaps so the estimate includes what the house really needs, with no surprise change orders on install day.
Storm Chasers After Every Tropical System
After storms like Ian in 2022 and Helene in 2024, out-of-town crews knock on doors across Berkeley County and are gone long before a warranty question comes up.
How Charleston Roofs and Windows Solves It
We have worked from a permanent office in Ladson since 2012, a short drive from Hanahan, with 680 Google reviews you can read today. We'll be here for the next storm, and so will your warranty.
"Eric Chestnutt came by to look at a flashing issue today. Not only was he prompt, he called and came out early to beat the forecast rain. He solved the problem in minutes."
What You Actually Need From a Hanahan Roofer
The City of Hanahan permit belongs in the roofer's name.
Especially on older ranches, where the real problems hide under the shingles.
Someone who notices limbs over the roof and pine straw packed in valleys before they cause leaks.
Atlas Pro+ Diamond Level is earned by volume of complete Atlas system installs.
A named W2 project manager, not a crew you never meet.
Roofing, Window, Siding and Gutter Services From Charleston Roofs and Windows in Hanahan
Charleston Roofs and Windows handles every part of a Hanahan roof, plus the windows, siding and gutters around it. One team, one project manager, one phone number.
Roofing Services in Hanahan
Roof Repair
Leaks, missing shingles, cracked pipe boots, flashing, valleys and limb damage, 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. See roof replacement.
Roof Inspection
Free inspections with photos and a plain-language report, including pre-purchase checks for homes changing hands in Hanahan. See roof inspection.
Storm Damage Repair
Emergency tarping and repair after wind, hail, hurricanes and fallen trees. See storm damage repair.
Shingle, Metal, Flat and FORTIFIED Roofing
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks that grow on shaded Hanahan roofs.
- Metal roofing: standing seam and exposed fastener systems that shed pine needles and heavy rain.
- Flat and modified roofing: TPO and modified bitumen for porches, carports and low-slope additions.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard.
Windows, Siding and Gutters for Hanahan Homes
- Window replacement: Viwinco energy-efficient windows to replace the original aluminum or builder-grade units.
- Siding: vinyl and James Hardie fiber cement, a common upgrade over faded original vinyl.
- Gutters: seamless aluminum gutters installed by our own in-house W2 crews, sized for pine straw and heavy rain.
"We had new siding and trim installed on our home. Communication was great and my house looks beautiful!"
Hanahan Storms, Pines and Creeks: What Charleston Roofs and Windows Sees on Local Roofs
In Hanahan, trees cause as much roof damage as wind does. The city is wooded, its neighborhoods back up to the Goose Creek Reservoir, Turkey Creek and the Cooper River marsh, and storms here bring both falling limbs and standing water.
Storms That Hit Hanahan Roofs, Newest First
| Date | Storm | What Hanahan and the Area Saw |
|---|---|---|
| Jul 11, 2026 | Severe thunderstorm | 59 mph gust at Charleston International Airport, a short drive west of Hanahan |
| Jun 14, 2026 | Severe thunderstorm warnings | Hanahan was in the warned area, with gusts up to 60 mph and damage to roofs, siding and trees expected |
| Sep 26 to 27, 2024 | Hurricane Helene | 63 mph gust at the airport and trees down across Berkeley County |
| Aug 5 to 8, 2024 | Tropical Storm Debby | 10 to 20 inches of rain across Berkeley County and flash flooding |
| Aug 30, 2023 | Tropical Storm Idalia | Two tornadoes in Berkeley County, including an EF0 in nearby Goose Creek |
| Sep 30, 2022 | Hurricane Ian | A tree fell through the roof of a Hanahan home into the living room; 68 mph gust at the airport |
| Jun 27, 2009 | EF0 tornado | Winds of 70 to 85 mph along the marsh east of East Recess Road, trees down and about 3,500 without power |
| Sep 22, 1989 | Hurricane Hugo | 98 mph gust at Charleston International Airport |
The Roof Threats That Are Specific to Hanahan
-
Pine and Oak Limbs
Tall loblolly pines and water oaks shade much of Hanahan. In a 50 to 60 mph gust, limbs break off and puncture decking, and limbs that rub every day grind granules off shingles until they leak.What We Recommend
- Trim limbs back from the roofline before hurricane season starts June 1.
- Clear pine straw from valleys and gutters at least twice a year.
- Ask for an inspection after any storm that drops a limb on the house, even if the ceiling looks dry.
-
Heavy Rain and Creek Flooding
The City of Hanahan names Turkey Creek, Goose Creek and the Cooper River as its major flood sources. When Debby dropped double-digit rain on Berkeley County, clogged gutters and failed valleys let water into attics before yards even drained. -
Heat, Humidity and Shade
Hanahan homes under heavy tree cover stay damp longer. That feeds the black algae streaks you see on north-facing slopes, and the Atlas Scotchgard Protector shingles we install are built to resist them.
Hanahan Permits, Codes and HOA Rules: How Charleston Roofs and Windows Handles Them
Roof replacement in Hanahan is permitted by the City of Hanahan, not by Berkeley County. Hanahan is an incorporated city with its own Building and Codes department, so the county permit office is not where your roofer files.
The City of Hanahan Roofing Permit
- A permit is required. The city permits "building construction, reconstruction, alteration and repairs," and roofing is not on its list of work exempt from permits.
- The contractor files it. Contractors need an SC contractor license, a City of Hanahan business license and a copy of your contract.
- Don't pull it yourself. The city warns homeowners not to get the permit when a contractor asks them to.
- Inspections are scheduled by the contractor. Requests go through the city's online portal or by phone before 3 p.m. for the next business day.
- The code is the 2021 SC Residential Code, based on the 2021 IRC with South Carolina changes, in effect since January 1, 2023.
Hanahan Rules at a Glance
- City of Hanahan building permit
What It Means for Your Roof Required for roof replacement inside city limitsWho Handles It Charleston Roofs and Windows
- Contractor and business license
What It Means for Your Roof SC license plus a City of Hanahan business licenseWho Handles It Charleston Roofs and Windows
- Inspections
What It Means for Your Roof Requested by the head contractor through the cityWho Handles It Your W2 project manager
- Design wind speed
What It Means for Your Roof Hanahan doesn't publish one online; Berkeley County lists a 133 mph minimum for plansWho Handles It Confirmed with the city before install
- Floodplain review
What It Means for Your Roof Turkey Creek, Goose Creek and Cooper River flood zones get plan reviewWho Handles It Checked when the address is in a mapped zone
- Tree permits
What It Means for Your Roof Removing a tree 8 inches or more in diameter needs an application, even exempt pinesWho Handles It Homeowner or tree service
- HOA or ARB approval
What It Means for Your Roof Some subdivisions review shingle color or materialWho Handles It Homeowner submits, we supply specs and samples
HOA and Architectural Review in Hanahan Subdivisions
Tanner Plantation and its sub-communities share amenities through a community association, and newer subdivisions often have architectural guidelines. Much of Otranto has no mandatory HOA, only a voluntary civic club.
How Charleston Roofs and Windows Handles It
If your subdivision reviews roof changes, we give you the Atlas product sheet, color name and samples to submit, and we schedule install after approval. If a tree has to come down first, we tell you early so the city tree application doesn't hold up your date.
Hanahan Neighborhoods and Homes:
What Charleston Roofs and Windows Finds on Each Roof
Hanahan's median home was built in 1986, but that number hides two very different housing waves. About 34 percent of homes went up in the 1960s and 1970s, and about 24 percent in the 2000s alone, according to Census survey data.
Hanahan Homes by Decade
- Before 1960
About 11 percent
Older cottages and ranches, decking and layers worth checking
- 1960s to 1970s
About 34 percent
Brick ranches on their second or third roof, ventilation often poor
- 1980s to 1990s
About 16 percent
Prime age for replacement if the roof was never redone
- 2000s
About 24 percent
Original builder-grade shingles reaching the end of their life
- 2010 or later
About 15 percent
Repairs, storm damage and warranty-backed fixes more than replacements
Sub-Communities Inside Tanner Plantation
- Ibis Glade, Edgewood Trace and Eagle Bluff
- Charleston Oaks, Sweetgrass and The Gardens
- Amber Glen, South Cove and Mossy Creek
Hanahan Neighborhoods We Roof
- Otranto
Brick ranches, two-story and tri-level homes from the late 1960s onward
Multiple roof layers and dated ventilation, often no HOA review
- Yeamans Park
Ranches and cottages from the 1940s through 2000, mature trees
Limb damage, carport and porch low-slope roofs
- Tanner Plantation
Two-story and one-story homes built from 2002 onward by Beazer, KB Home and others
First full replacement window for original shingles, HOA color review
- Tanner Hall
Waterfront custom homes inside Tanner Plantation
Larger, more complex roofs with wind exposure off the water
- Tanner Commons
Patio homes and attached duplex to quadplex homes
Shared roof lines that need matched materials
- Hanahan Plantation and Foster Creek area
Mixed single-family homes near Foster Creek
Shade, pine straw in valleys and gutters
- The Channel at Bowen
Newer mixed-use homes along the reservoir
Mostly repairs, storm checks and gutter work
What a Roof Costs in Hanahan, SC With Charleston Roofs and Windows
Roofs in Hanahan are priced per square, which is 100 square feet of roof. Pitch, the number of old layers, rotten decking and two-story height move the final number more than anything else.
| Roof Type | Hanahan-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 |
A Hanahan note: older ranches are usually low and simple to work on but may need extra decking or layer removal. Tanner Plantation two-stories often have more roof area and steeper sections, which adds labor and safety setup.
Ways to Pay for a Hanahan 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 in Berkeley County.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Hanahan 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 across the Lowcountry mention the same things again and again: a clean yard after the job, clear communication, and crews who show up when they say they will. Read them all on our reviews page.
"Needed my roof replaced and Charleston Roofs and Windows were very timely and responsive. Reasonably priced. When there were unforeseen issues, they clearly laid out all my options. Would use them again."