Roofing Company in Isle of Palms, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Builds Island-Tough Roofs for Isle of Palms Homes , From Breach Inlet to the Gates of Wild Dunes
Charleston Roofs and Windows is a locally owned roofing company serving Isle of Palms homes, from oceanfront houses on pilings to Wild Dunes villas, with roofs built for wind and salt. Our crews know the city permit desk and the Wild Dunes review process before the first shingle comes off.
Full time or out of town, you get one team, one W2 project manager and a final walkaround on every job.
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 on Isle of Palms
Charleston Roofs and Windows has repaired and replaced Lowcountry roofs since January 2012, and Isle of Palms is one of the toughest places we work. The island is about seven miles long and one mile wide, with the ocean on one side and the marsh on the other.
Isle of Palms is part of the area served by our team as a roofing company in Charleston.
Our office is in Ladson, about 28 miles and roughly 40 minutes away by I-26, I-526 and the Isle of Palms Connector. From downtown Charleston it is about 15 miles.
Everyday Roofing on the Island
Most Isle of Palms calls are everyday roofing. A rental guest reports a drip over the bunk room, a ridge cap peels after a windy week, or rusted flashing finally lets water into a top-floor ceiling.
We find the source from the attic and the roof, quote a roof repair when a repair will hold, and quote a full replacement only when the roof is truly at the end of its life.
Many island owners live off island. We send photos, schedule around your rental calendar, and close the job out even when you can't be there.
"Words cannot express how impressed with the service I and my ISLE OF PALMS beach house roof received from CHARLESTON ROOFS & WINDOWS! ... Though the job was rain-delayed one day, Jesse made sure that the installation was completed within my deadline. The after-job clean-up left no evidence that anyone had been there."
Storm Roofing on a Barrier Island
The other half of our island work is storm roofing. Tropical storms, nor'easters and summer squalls hit Isle of Palms with nothing to slow the wind.
When a storm opens your roof, we tarp it fast, document the wind and hail damage you can't see from the street, and restore the roof, windows, siding and gutters under one project manager.
- 2012 repairing and replacing Lowcountry roofs since January
- 7 x 1 mi ocean on one side, marsh on the other
- 28 mi from our Ladson office, about 40 minutes by I-26, I-526 and the Connector
- 15 mi from downtown Charleston to the island
One of the toughest places we work.
- Oceanfront homes on pilings
- Wild Dunes villas
- Rentals and second homes
The Truth About Hiring a Roofer on Isle of Palms (And How Charleston Roofs and Windows Fixes It)
Hiring a roofer for an Isle of Palms home is harder than hiring one on the mainland, because the island adds permits, review boards, flood rules and harsh weather to every job.
The Problems Isle of Palms Homeowners Run Into
Roofers Who Quote From the Driveway
A leak on a raised beach house can start at a ridge vent, a skylight or a corroded pipe boot far from the stain on the ceiling. On a three-story roof, nobody can see that from the driveway.
How Charleston Roofs and Windows Solves It
Our inspection managers check the attic and the roof and photograph the exact entry point before you pay for anything.
"Jesse insisted on completing a free inspection of our roof even though, before he arrived, we found the source of the leak was not our roof. He was very helpful and went above and beyond by going into our attic space to help us specifically locate the leak and even took video of the issue that he shared with us."
Wild Dunes Approvals Nobody Planned For
Wild Dunes requires an application for exterior work, including routine maintenance, and a Wild Dunes permit before a roof comes off. A roofer who skips that step can leave you facing Wild Dunes enforcement fines.
How Charleston Roofs and Windows Solves It
We prepare the Wild Dunes paperwork with you, match the shingle and color to the ARC standards, and file with the city at the same time, as the city itself recommends.
Built Into the Schedule
Wild Dunes re-roofing permits expire after 60 days, so your project manager books your install date only after both approvals are in hand.
Coastal Wind, Salt and Flood Zones Treated Like the Mainland
A roof that works in Summerville can fail early on the beachfront. Exposed fasteners rust, standard flashing corrodes, and ocean-side shingles take wind that inland roofs never see.
How Charleston Roofs and Windows Solves It
We match the nailing, underlayment, flashing and fasteners to your exposure, and we explain when standing seam metal or a FORTIFIED roof makes more sense than shingles on an oceanfront lot.
What You Actually Need From an Isle of Palms Roofer
Attic and roof, with photos, before a price.
A City of Isle of Palms business license, the city building permit and Wild Dunes approval when your home is behind the gates.
Fasteners, flashing and roof systems chosen for salt air and ocean wind.
A named W2 project manager, not a crew you never meet.
Photos, updates and a closeout you can trust from out of town.
Roofing Services From Charleston Roofs and Windows on Isle of Palms
Charleston Roofs and Windows handles every part of an Isle of Palms roof, plus the windows, siding and gutters that keep wind-driven rain out of the house. One team, one project manager, one phone number.
Roofing Services for Island Homes
Roof Repair
Leaks, blown-off shingles, corroded flashing, pipe boots, skylights and ridge vents, traced to the source before we quote. See roof repair.
Roof Replacement
Full tear-off, decking repair and a complete Atlas Signature Select system. Most replacements finish in one day, though tall island homes and tight lots can add time. See roof replacement.
Roof Inspection
Free inspections with photos and a plain-language report, including pre-purchase checks for buyers and condition reports for rental owners. See roof inspection.
Storm Damage Repair
Emergency tarping and repair of wind, hail and hurricane damage, with photo documentation of what the storm did. See storm damage repair.
Shingle, Metal, Flat and FORTIFIED Roofing
- Shingle roofing: Atlas architectural shingles with Scotchgard Protector, which meet the Wild Dunes 30-year architectural minimum.
- Metal roofing: standing seam and exposed fastener systems for oceanfront wind and heavy rain.
- Flat and modified roofing: TPO and modified bitumen for porches, decks over living space and low-slope additions.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard, a strong fit for beachfront homes.
"Recently had my roof replaced. It was a very smooth process once Jesse came on board. ... He even handled the coordination of having our solar panels removed and installed again after the roof was replaced. Highly recommend!"
Windows, Siding and Gutters on the Island
- Window replacement: Viwinco impact and energy-efficient windows, measured by your project manager before ordering. Wild Dunes reviews window changes.
- Siding: James Hardie fiber cement and vinyl. Note that several Wild Dunes neighborhoods do not permit vinyl, so we confirm the rules first.
- Gutters: seamless aluminum gutters from our in-house W2 crews, sized for heavy island downpours.
Isle of Palms Weather and Storms, and How Charleston Roofs and Windows Builds Against Them
Isle of Palms takes the first hit from almost every coastal storm that reaches the Charleston area. The island faces the open Atlantic with no buildings or trees between the surf and the first row of roofs.
During Hurricane Hugo in 1989, the National Weather Service recorded a 15.0 foot storm tide at Isle of Palms, the highest of any site it listed. Recent storms have been smaller, but they keep coming.
Storms That Hit Isle of Palms (Newest First)
| Date | Storm | What Isle of Palms Saw |
|---|---|---|
| Jun 14, 2026 | Severe thunderstorm warnings | Gusts up to 60 mph forecast across Charleston County with possible roof and siding damage |
| Oct 10 to 11, 2025 | Nor'easter | Charleston Harbor peaked at 8.46 feet, major flood stage |
| Aug 2025 | Hurricane Erin (offshore) | Big swells and water about a foot above forecast, dunes mostly gone at three erosion hotspots |
| Jul 2025 | Tropical Storm Chantal | Highest sustained land wind in the NWS Charleston region, at Isle of Palms (about 33 mph, gusts near 44 mph) |
| Sep 27, 2024 | Hurricane Helene | 56 mph gust on the island and the highest rain total in Charleston County, 4.24 inches |
| Aug 2024 | Tropical Storm Debby | Gust near 55 mph at the Isle of Palms Pier |
| Dec 2023 | Coastal storm | More than 8 inches of rain, seawalls, docks and private piers washed away |
| Aug 30, 2023 | Hurricane Idalia | 2 to 2.5 feet of water over normally dry ground, worst along 41st Avenue and Forest Trail |
| Sep 30, 2022 | Hurricane Ian | Category 1 landfall up the coast near Georgetown, 68 mph gust at Charleston International Airport |
| Sep 22, 1989 | Hurricane Hugo | 15.0 foot storm tide at Isle of Palms |
After the December 2023 storm, Mayor Phillip Pounds said the damage was worse than Idalia's. On the island, nor'easters can do as much harm as named storms.
"We called them after a storm a few months back but got busy and fell behind. We contacted the company again 2 weeks ago during an emergency and they were still willing to help. Eric and his crew were able to come out and put a new roof on my house less than 5 days after we requested a quote."
The Threats Island Roofs Face
-
Ocean-Front Wind
Ocean wind lifts shingle edges, breaks seal strips and peels ridge caps first, usually on the beach-facing slope. Tall homes on pilings catch the most. -
Salt Spray and Corrosion
Salt spray eats exposed fasteners, drip edge, flashing and vent covers. Rusted metal is one of the most common leak sources we find on the island. -
Flooding and Heavy Rain
A roof doesn't stop surge, but clean gutters, sound valleys and working downspouts keep heavy rain from adding to the flooding.
How Charleston Roofs and Windows Builds Roofs for the Island
- Wind-rated installs. Correct nail patterns, sealed starter courses and secured ridge caps.
- Corrosion-aware materials. Fastener and flashing choices matched to salt exposure.
- Metal where it makes sense. Standing seam for beachfront and raised homes.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles on Atlas Signature Select systems.
- Fast storm response. Same-day tarping when a storm opens your roof.
Isle of Palms Permits, Flood Zones and Wild Dunes Rules: What Charleston Roofs and Windows Handles
Roofing on Isle of Palms runs through two sets of rules: the City of Isle of Palms for every home, and the Wild Dunes Community Association for homes inside Wild Dunes. Charleston Roofs and Windows sorts out both before your install date is set.
City of Isle of Palms Building Permits
The City of Isle of Palms Building Department at 1207 Palm Blvd handles permits and inspections for the whole island. The city has adopted the 2021 South Carolina residential and building codes.
- A business license is required. The city requires an Isle of Palms business license for any paid work on the island.
- Repair permits need a full scope. The city asks for a complete list of work, materials and labor costs, and a signed contract.
- Wild Dunes permit attached. Applications include a Wild Dunes permit when the home is in Wild Dunes.
- Permit fees. A base fee of $60 plus $6 per $1,000 of project value.
- Work hours. Noisy work runs 7:30 a.m. to 6 p.m. weekdays and 9 a.m. to 4 p.m. Saturday, with no construction on Sundays.
You can read the rules on the city's building permits page.
Flood Zones and the 50 Percent Rule
Isle of Palms flood maps took effect January 29, 2021, and the island includes both VE (coastal wave action) and AE flood zones. You can check your zone through Charleston County's flood map lookup.
For older homes below the base flood elevation, the city reviews repairs before issuing a permit, and improvements cannot exceed 50 percent of the structure's value. Your project manager flags this when a roof is bundled with other work.
Wild Dunes Architectural Review Committee Rules
Wild Dunes started in 1975 as the Isle of Palms Beach and Racquet Club on 900 acres at the island's northeast end. Its covenants require written approval before any exterior change.
What the Wild Dunes ARC Standards Require
- Shingle minimum. Asphalt shingles must be at least a 30-year architectural shingle.
- Painted roof accessories. Vents, rain diverters, gutters and skylight trim are painted to blend with the shingles.
- Wood or composite fascia. No aluminum fascia, and gable vents must be wood, not metal.
- Gutters painted to match. Gutters match the fascia and soffit and are painted to the house's background color.
- Pitch. Roof pitches under 3:12 are generally disapproved.
Wild Dunes Fees, Deposits and Timing
- Shingle replacement review
What It Means for Your Roof $25 to match existing, $50 for a color change
- Window or siding review
What It Means for Your Roof $50 for one elevation, $100 for more than one
- Compliance deposit
What It Means for Your Roof $1,000 for work that needs a dumpster or heavy equipment
- Contractor Agreement
What It Means for Your Roof Signed by the contractor before the Wild Dunes permit is issued
- ARC approval
What It Means for Your Roof Valid for six months
- Re-roofing permit
What It Means for Your Roof Expires 60 days after it is issued
- Work hours
What It Means for Your Roof 7:30 a.m. to 6 p.m. weekdays, 9 a.m. to 4 p.m. Saturday, no Sunday exterior work
Neighborhood Supplements Inside Wild Dunes
Twin Oaks, Sandpiper and Sandcrab follow beach-cottage standards that allow 5V crimp or standing seam metal and do not permit vinyl siding or copper roofing. Lake Village needs its own HOA's approval too.
How Charleston Roofs and Windows Handles It
Your inspection manager confirms whether your address sits in Wild Dunes or a sub-neighborhood with extra rules, then we prepare the color sample, scope and contractor paperwork so approvals don't delay your roof.
Isle of Palms Homes and Neighborhoods Charleston Roofs and Windows Works On
Most Isle of Palms homes were built from the 1970s to the 1990s, so many island roofs are on their second or third replacement. The median home was built in 1986, and more than a third went up in the 1980s.
After World War II, J.C. Long of The Beach Company bought most of the island and built low-cost homes for returning veterans.
Isle of Palms Homes by Age
- 1940s to 1960s
About 17 percent
Postwar island homes, decking and ventilation worth checking
- 1970s
About 13 percent
Early resort era, often on a second or third roof
- 1980s
About 36 percent
The biggest group, prime age for a full replacement
- 1990s
About 15 percent
Often due for a first or second replacement
- 2000 or later
About 19 percent
Larger elevated homes, storm repairs more than replacements
Only about 2,000 of the island's roughly 4,600 homes are lived in year round, so many roofs belong to second homes and rentals that go longer between checkups.
Neighborhoods and What They Mean for Your Roof
- Wild Dunes
Gated north end, two golf courses
ARC approval, 30-year architectural minimum, painted gutters
- Twin Oaks, Sandpiper and Sandcrab
Inside Wild Dunes
Beach-cottage rules, metal allowed, no vinyl siding
- Lake Village
Inside Wild Dunes
Lake Village HOA plus ARC review, match the existing pitch
- Forest Trail
Mid island under mature live oaks
Homes from 1966 to 2024, limb damage and Idalia-era flooding
- Breach Inlet and the south end
Next to Sullivan's Island
Erosion hotspot, heavy wind and salt exposure
- Beachfront rows
Along the ocean from end to end
VE flood zone, the hardest wind and salt on the island
- Marsh side and Waterway Boulevard
Back side facing the Intracoastal
Humidity, algae and wind across open marsh
What a Roof Costs on Isle of Palms With Charleston Roofs and Windows
Roof prices on Isle of Palms are quoted per square, which is 100 square feet of roof. Island homes often cost more per job than mainland homes because they are taller, steeper and larger, and need lifts, staging or extra safety setup.
| 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 |
| 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 on the Island
- Height and access. Three-story homes on pilings need more setup than a one-story ranch.
- Roof complexity. Multiple dormers, decks and porch roofs add labor and flashing.
- Wild Dunes requirements. Review fees, the compliance deposit and painted accessories.
- Decking condition. Salt and old leaks can rot plywood that only shows up at tear-off.
- Material choice. Standing seam costs more upfront but stands up to ocean wind.
Ways to Pay for an Isle of Palms 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 Charleston County homes.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Isle of Palms 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.
For island owners, the reviews that matter most mention clean job sites, steady communication and crews who finish on schedule. Read them all on our reviews page.
"From beginning to end CRW was professional , timely, and left without a hint of debris."