Roofing Company in Johns Island, SC That Does Roof Inspections, Roof Repairs, Roof Replacements, Siding, Windows and Gutters
Charleston Roofs and Windows Keeps Johns Island Roofs Tight Under the Live Oaks , From River Road Farmhouses to Brand New Maybank Highway Subdivisions
Charleston Roofs and Windows inspects, repairs and replaces roofs across Johns Island, then finishes the job with new windows, siding and gutters. Our crews work the island every week, from older homes on big rural lots to builder-grade roofs in subdivisions that went up five years ago.
Johns Island is two places on paper. About a third sits inside the City of Charleston, and the rest is unincorporated Charleston County. We confirm which one your address falls under before a single shingle comes off, so your permit is right the first time.
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 on Johns Island
Charleston Roofs and Windows is a locally owned roofing, window, siding and gutter company that has served Lowcountry homeowners, Johns Island included, since January 2012.
We're the same team you'll find as a roofing company in Charleston, and Johns Island is one of the places our crews drive to most.
Our office is in Ladson, about 25 to 30 miles away by I-526 and Main Road. The island itself is roughly 10 miles from downtown Charleston.
Everyday Roofing on Johns Island
Most of the calls we get from Johns Island are everyday roofing. A pipe boot cracks, a valley packed with oak leaves backs up and leaks, or a limb scrapes shingles loose during a summer thunderstorm.
We trace the leak from the attic and the roof, show you photos, and quote a repair when a repair will do. When a roof is worn out, we quote a full replacement on an Atlas Signature Select system, and most replacements finish in one day.
"My roof was damaged in a storm, and Amanda arranged for Eric to come out and help the same day I called. They installed my new roof in one day, and did a great job."
Storm Roofing on Johns Island
The other half of our island work is storm roofing. Tropical systems, nor'easters and fast summer squalls push wind across open fields and marsh, and big trees turn that wind into falling limbs.
Our team tarps open roofs fast, finds damage you can't see from the yard, and restores the roof, windows, siding and gutters under one W2 project manager.
- 2012 working Lowcountry homes since January
- 25-30 mi from our Ladson office by I-526 and Main Road
- 10 mi from downtown Charleston to the island
- 1 day most replacements, start to finish
One of the places our crews drive to most.
- River Road
- Maybank Highway
- New subdivisions
The Truth About Hiring a Roofer on Johns Island, and How Charleston Roofs and Windows Handles It
Hiring a roofer on Johns Island comes with problems most Charleston homeowners never deal with. The island is big, split between two governments, and growing faster than its roads.
The Problems Johns Island Homeowners Run Into
The Wrong Permit Office
A roofer who assumes every Johns Island address is "Charleston" can file with the wrong office. The City of Charleston and Charleston County each issue their own permits, and a misfiled job can stall or fail inspection.
How Charleston Roofs and Windows Solves It
We look up your parcel before we schedule. If it's inside city limits, we file the City of Charleston re-roof permit. If it's unincorporated, we file with Charleston County Building Inspection Services.
Builder-Grade Roofs in Brand New Subdivisions
Johns Island grew about 50 percent between 2000 and 2010, and the building hasn't slowed. Many newer homes went up fast with builder-grade shingles, thin ridge details and minimum attic ventilation.
How Charleston Roofs and Windows Solves It
Our inspection managers check the attic and the roof, not just the curb view. If a five-year-old roof is already leaking at a pipe boot or a valley, we fix the detail that failed instead of selling you a new roof.
HOA and Design Review Approvals
Many Johns Island subdivisions have an HOA with color and material rules. Your project manager gathers the shingle specs and color samples your HOA asks for, so approval doesn't hold up your install date.
Big Trees, Long Driveways and Rural Lots
Live oaks, pines and long gravel drives are part of island life. They also mean limb damage, leaf-packed valleys, and crews who leave nails in a yard where kids and dogs play.
How Charleston Roofs and Windows Solves It
Our crews cover landscaping before tear-off, plan dumpster and material drop spots for long driveways, and clean up the yard before they leave. Your project manager confirms cleanup on the final walkaround.
"They actually finished in 1 day in spite of a little bit of rain at the end. They blew and racked the yard from all the debris."
Storm Chasers After Every Big Blow
After a storm, out-of-town crews work Maybank Highway and Bohicket Road knocking on doors. Many have no local office and are gone before your warranty matters.
How Charleston Roofs and Windows Solves It
Charleston Roofs and Windows has worked Lowcountry roofs since 2012 from a permanent office in Ladson, with 680 Google reviews you can read today. We'll be here next hurricane season, and so will your warranty.
What You Actually Need From a Johns Island Roofer
City of Charleston or Charleston County, confirmed before the permit is filed.
Attic and roof, with photos, before you see a price.
A young roof with one bad pipe boot needs a repair.
Ice and water protection in valleys, clean gutters, and a look at overhanging limbs.
A named W2 project manager, not a subcontractor crew you never meet.
Roofing Services Charleston Roofs and Windows Provides on Johns Island
Charleston Roofs and Windows handles every part of a Johns Island roof, plus the windows, siding and gutters around it. One team, one project manager and one phone number, whether your home is in a gated waterfront community or on five acres off River Road.
Roofing Services
Roof Repair
Leaks, missing shingles, limb punctures, flashing, valleys and pipe boots, traced to the source before we quote. See roof repair.
Roof Replacement
Full tear-off, rotten decking replaced, 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 buyers moving to the island. See roof inspection.
Storm Damage Repair
Emergency tarping and repair of wind, hail, tornado and hurricane damage, including roofs hit by falling limbs. See storm damage repair.
Roof Systems We Install on Johns Island
- Shingle roofing: Atlas shingles with Scotchgard Protector to resist the black algae streaks that grow on shaded island roofs.
- Metal roofing: standing seam and exposed fastener systems, a natural fit for farmhouses, barns and raised coastal homes.
- Flat and modified roofing: TPO and modified bitumen for porches, additions and low-slope sections.
- FORTIFIED roofing: sealed roof decks and reinforced edges built to the IBHS standard for hurricane country.
Windows, Siding and Gutters on Johns Island
- Window replacement: Viwinco windows measured by your project manager before ordering, so they fit the first time.
- Siding: vinyl and James Hardie fiber cement that stands up to humidity, wind-driven rain and salt air off the rivers.
- Gutters: seamless aluminum gutters installed by our in-house W2 crews, sized for tree-heavy lots.
"Fantastic job on replacing gutters and chimney cap!!!! Showed up on time, very professional, courteous, and a pleasure to work with."
Johns Island Storms and Weather: What Charleston Roofs and Windows Sees on Island Roofs
Johns Island roofs take weather from two directions: wind and water off the marsh and Atlantic, and trees that turn every strong gust into falling limbs. The island has also taken a direct tornado hit, which most Lowcountry towns can't say.
On September 25, 2015, an EF2 tornado with winds up to 130 mph tore across Johns Island between midnight and 1 a.m. It was only the third EF2 ever recorded in Charleston County.
Ten homes on Sonny Boy Lane were heavily damaged, some lost their roofs, and 70 to 80 more homes had minor damage. More than 40 power poles snapped, and River Road, Brownswood Road, Old Pond Road and Fickling Hill Road were blocked or closed.
Storms That Hit Johns Island and Its Neighbors, Newest First
| Date | Storm | What Johns Island and Nearby Areas Saw |
|---|---|---|
| Aug 1, 2026 | EF0 tornado at Folly Beach | A waterspout came ashore just east of the island with winds near 55 mph |
| Jul 11, 2026 | Severe thunderstorm | Multiple trees down on Chaplins Landing Road and Highway 162 just northwest of the island, 59 mph gust at the airport |
| Oct 10 to 11, 2025 | Nor'easter | Charleston Harbor peaked at 8.46 feet, major flood stage, pushing water into low marsh-side roads |
| Jul 4 to 6, 2025 | Tropical Storm Chantal | Gusts near 47 mph at the Charleston tide gauge |
| Sep 27, 2024 | Hurricane Helene | 66 mph gust at Folly Beach, an EF0 (80 mph) and EF1 (90 mph) tornado on neighboring Wadmalaw Island, and an EF0 in Rantowles |
| Aug 5 to 8, 2024 | Tropical Storm Debby | 8 to 18 inches of rain across Charleston County, an 85 mph EF0 tornado on next-door Kiawah Island, 63 mph gust at Folly Beach |
| Sep 30, 2022 | Hurricane Ian | 68 mph gust and 5.57 inches of rain at Charleston International Airport |
| Sep 25, 2015 | EF2 tornado | 130 mph winds on Johns Island, 10 homes heavily damaged on Sonny Boy Lane, 70 to 80 with minor damage |
| Sep 22, 1989 | Hurricane Hugo | 11.9 foot storm tide at Folly Beach; on Johns Island, Hugo damaged the foundation of historic Hebron Presbyterian Church |
The Weather Threats Specific to Johns Island Roofs
-
Falling Limbs and Leaf-Packed Valleys
Live oaks and pines shade much of the island. A heavy limb can crack decking in seconds, and the leaves and pine straw they drop pack valleys and gutters until water backs up under the shingles. -
Wind Across Open Fields and Marsh
Farm fields, the Stono and Kiawah rivers, and miles of marsh give wind a long, open run at island homes. Gusts lift shingle edges, break seal strips and peel ridge caps first. -
Heavy Rain and Tidal Flooding
Debby dropped up to 18 inches across Charleston County in a few days, and king tides and nor'easters push marsh water onto low roads. A roof that can't shed water fast sends it into walls and crawlspaces. -
Humidity, Shade and Algae
Shaded roofs stay damp longer, and steady humidity feeds the algae that streaks shingles black. Atlas Scotchgard Protector shingles are built to resist those streaks.
How Charleston Roofs and Windows Builds Roofs for Johns Island
- Wind-rated installs. Correct nail patterns plus sealed starter and ridge courses.
- Valley protection. Ice and water underlayment in valleys where leaves and pine straw collect.
- Algae-resistant shingles. Atlas Scotchgard Protector shingles on Atlas Signature Select systems.
- Bigger gutters where trees demand it. Seamless aluminum gutters sized for heavy runoff.
- Fast storm response. Same-day tarping when a storm or a limb opens your roof.
Johns Island Roof Permits, Codes and HOA Rules, and How Charleston Roofs and Windows Handles Them
On Johns Island, the permit office depends on your parcel, not your mailing address. Roughly one third of the island lies within City of Charleston limits, and most of the rest is unincorporated Charleston County.
The city and county have kept an Urban Growth Boundary on the island since 1999, which is why dense subdivisions sit a few minutes from working farms. A Johns Island mailing address alone doesn't tell you which side of that line you're on.
Who Issues Your Re-Roof Permit
- City of Charleston limits
Permit Office City of CharlestonWhat to Know Re-roof permit, Type H shingles unless otherwise specified, final inspection, 150 mph design wind speed
- Unincorporated Charleston County
Permit Office Charleston County Building Inspection ServicesWhat to Know County permit and inspections under the 2021 South Carolina codes
- A subdivision with an HOA
Permit Office Your HOA or design committee, plus the city or countyWhat to Know HOA approval of color and material is often needed before the permit
City of Charleston Re-Roof Rules on Johns Island
- A permit is required. Residential re-roofing is filed as a roofing permit for single-family and duplex homes.
- Shingles must meet Type H unless otherwise specified, a high wind resistance rating.
- Metal and elastomeric roofs need the manufacturer's specifications with the application.
- A final inspection is required before the job is closed out.
- Jobs over $5,000 must be filed with the Charleston County Register of Deeds.
The city's own guideline is posted here: City of Charleston residential roof permit requirements.
Charleston County Rules for Unincorporated Johns Island
Charleston County Building Inspection Services handles permits and inspections outside city limits. Its forms include a roof underlayment form for the 2021 code, and South Carolina has enforced the 2021 International Residential Code with state changes since January 1, 2023.
How Charleston Roofs and Windows Handles Permits
- We check the parcel against city limits before we quote a schedule.
- We file the permit with the right office and post it on site.
- We handle the inspection and keep you posted when it passes.
- We send your HOA the shingle line, color and specs it asks for.
Johns Island Neighborhoods and What Charleston Roofs and Windows Looks For on Each Roof
Johns Island housing runs from 1950s and 1960s ranches on wide lots to homes finished this year.
- Tremont, Stafford Heights, Edenvale
Ranch homes from the 1960s
Often on a second or third roof, check decking, flashing and attic ventilation
- Fenwick Hills
Late-1950s ranches mixed with 2010s and 2020s builds on generous lots
Wide age range, some metal roofs, inspect each home on its own
- Stono Pointe
Homes from the late 1980s
Prime age for a full replacement if the roof was never redone
- The Villages in St Johns Woods, Winnsboro Lakes
Single-family homes from the mid-2000s
First replacement window for original builder-grade shingles
- Whitney Lake, Riverview Farms, Bohicket Oaks, Oakfield
Subdivisions built mostly from 2017 to 2020
Pipe boot, valley and ventilation fixes, plus storm checks and HOA rules
- Stonoview, Sea Island Preserve, St. Johns Lake, Simmons Creek
Newer homes from 2021 to 2023
Workmanship issues and storm damage more than full replacements
- Kiawah River, Indigo Grove, Rhetts Cove
Homes and townhomes still being built in 2026
Design guild and HOA standards, waterfront wind exposure
- River Road, Bohicket Road and rural Johns Island
Farmhouses, older homes and homes on acreage
Tree damage, long driveways and metal roof options
Kiawah River and Waterfront Homes
- About 2,000 acres, roughly 20 miles of river shoreline
Still building out in phases, Architect Guild and Builders Guild standards
Kiawah River covers about 2,000 acres with roughly 20 miles of river shoreline, and it is still building out in phases with its own Architect Guild and Builders Guild. Waterfront homes there face open wind off the river and marsh.
The 29455 ZIP code, which also covers Kiawah and Seabrook, has about 17,781 housing units and a median home value of $590,800, and 88 percent of occupied homes are owner occupied.
What a Roof Costs on Johns Island With Charleston Roofs and Windows
Roof prices on Johns Island are quoted per square, which is 100 square feet of roof. Pitch, decking repairs, tree work around the roofline, long driveway access and HOA material specs move the final number.
| Roof Type | Johns Island 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 Johns Island note: larger custom and waterfront homes run more squares and steeper pitches, so they land above these ranges. Newer subdivision homes with simple rooflines usually land inside them.
"On time and on budget. No surprise up-charges mid-job. Thorough cleanup."
Ways to Pay for a Johns Island 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, Johns Island included.
- $250 referral reward when someone you refer completes a project with Charleston Roofs and Windows.
Why Johns Island 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 keep mentioning the same things: crews that show up on time, project managers who explain every step, and job sites left clean. Read them all on our reviews page.
- Locally owned since 2012, with a permanent office in Ladson.
- Atlas Pro+ Diamond Level, earned through complete Atlas system installs.
- Viwinco Blue Label window installer.
- BBB A+ accredited since February 2024.
- W2 project managers and in-house W2 gutter crews, not handed-off subcontractors.
"We interviewed several window companies in the area and ultimately chose Charleston Roofs and Windows. ... The installation crew showed up when scheduled and was very kind throughout"