Roof Replacement Cost in South Carolina (2027 Price Guide)
Adjust the house size or the roof slope in South Carolina
Not sure of the pitch? Most ranch homes sit low; a roof you cannot walk on, such as 9/12 and up, adds safety gear and labor. This page starts South Carolina at 5/12.
In South Carolina, a typical 2,120 sq. ft. single-story house needs about $10,930 to $16,660 for a new asphalt shingle roof, old shingles off and hauled away. Behind the number: a 5/12 pitch, close to 2,396 sq. ft. of roof surface (24.0 squares), one old layer removed, materials and installation included.
Ask any roofer for a per-square price and compare it with ours: $556.20 per square, installed. Upgrades change the picture: $12,150 to $18,510 for 50-year architectural shingles, or a starting point near $23,520 for steel shingles.
- Home: 2,120 sq. ft., 1 floor
- Under roof: 2,120 sq. ft.
- Roof surface: 2,396 sq. ft. (24.0 squares), 5/12
- 30-year asphalt: $10,930 to $16,660
- 50-year architectural: $12,150 to $18,510
- Metal: $23,520 to $48,790
- Flat (EPDM), full footprint: $16,150 to $20,970
What a New Roof Costs in South Carolina: Shingles, Metal, Membranes
Every row is the same South Carolina roof with a different surface. The low and high ends mark the usual spread between contractors; the middle column is the number to budget.
| Material | Installed cost | Estimate | Per square |
|---|---|---|---|
| Asphalt shingles | |||
| Asphalt shingles, 30-year | $10,930 to $16,660 | $13,330 | $556.20 |
| Architectural shingles, 50-year | $12,150 to $18,510 | $14,810 | $618.11 |
| Metal | |||
| Steel shingles | $23,520 to $35,840 | $28,680 | $1,196.82 |
| Aluminum shingles | $26,000 to $39,640 | $31,710 | $1,323.44 |
| Standing seam metal | $31,350 to $47,780 | $38,230 | $1,595.45 |
| Stone-coated steel tiles | $32,010 to $48,790 | $39,030 | $1,629.22 |
| Flat / low-slope membranes (priced on the 2,120 sq. ft. footprint) | |||
| EPDM rubber membrane | $16,150 to $20,970 | $18,560 | $875.11 |
| TPO membrane, 60-mil | $13,900 to $18,050 | $15,970 | $753.17 |
| PVC membrane, 60-mil | $16,800 to $21,820 | $19,310 | $910.75 |
Where the numbers come from: the roof replacement calculator for shingles, the metal roof calculator for metal and the flat roof calculator for flat membranes, each set to South Atlantic pricing - 6% below the U.S. average for shingles and metal.
Price per Year of Roof
The real cost of a roof is price divided by the years it lasts. Hover a bar: metal costs more up front and less per year.
Service lives follow the climate-bell model above (asphalt peaks in moderate regions; metal assumes correct installation); prices are the South Carolina estimates above.
The Line Items Behind a South Carolina Roofing Bid
Line items, not markup, explain most bid gaps. Priced on the 24.0-square roof in this guide:
- Removal. Stripping one layer is worth about $3,200 here. Ask the roofer to confirm the layer count up front; a second one adds about $2,070.
- Hips and valleys. Take a basic gable as the baseline. A hip layout costs roughly $1,320 above it; dormers and valleys scattered across the roof cost about $2,230 above it.
- Access. Raise this roof a story and expect about $950 on top of the price, for staging, hauling and slower work.
- Openings. Plan near $340 per skylight that gets replaced or added while the roof is open.
- Decking. Nobody can see rotten plywood until the shingles come off. Get a written per-sheet replacement price so a surprise has a fixed cost.
- Accessories. Ridge vents, pipe flashing and drip edge belong in the scope. If the gutters are due too, run them through the gutter cost calculator.
- Fees. Permit cost and debris hauling change from town to town. The quote should name both.
Check a Bid Against Your Roof
Choose what your roof really needs. Every combination is priced in advance by the same model as this page.
$13,330quotes usually $10,930 – $16,660
Based on this page's 2,396 sq. ft. roof at 5/12 and South Carolina pricing. Not included: skylights, gutters, replacement decking.
Ask each bidder to fill in the same list: tear-off layers, underlayment, ice barrier, flashing, vents, decking rate, permit. Gaps in that list explain most low bids.
Roof Stressors in South Carolina
Climate Region 4 on the map below covers South Carolina. Average winter highs run about 56°F, overnight lows about 34°F, and summer afternoons about 93°F. Here is what that weather does to roofing in South Carolina, and how to spec around it.
Hurricanes. On the storm coast, the installation spec matters as much as the material: wind-rated shingles, the high-wind nail pattern, and a sealed roof deck. Coastal codes may require these, and insurers often credit them.
Algae streaks. The dark stains on many roofs here are algae that thrive in humid air. Algae-resistant shingles, made with copper-treated granules, stay clean much longer.
Sun and heat. Strong sun dries out asphalt and a hot attic bakes shingles from below. Balanced intake and ridge ventilation and a lighter, reflective color both extend roof life.
Where Shingles Live Longest: the Climate Bell
Asphalt life peaks in the moderate middle (Region 3) and falls toward BOTH ends of the map above - cold regions destroy shingles with ice dams, hot ones bake them. Note the middle columns: shingles marketed as “lifetime” are good for about 25 real-world years at best - South Carolina is Region 4. Hover any column.
low pitch holds snow and ice - it costs the most years in cold regions
Planning figures from our climate model, for ventilation-correct installs - a baked, unvented attic can take years off any column. Pitch adjusts the asphalt columns only; metal sheds snow at any sane pitch.
Check Roof Prices Where You Live
South Carolina Metal Roof Cost
Metal roofs come in a few families, and they do different jobs. The prices below are for a typical 2,120 sq. ft. single-story house in South Carolina.
- Standing seam: $31,350 to $47,780. One panel covers the whole run from the ridge down to the gutter, so water has almost no joints to find. Roofers like it on low pitches and simple gables. The premium over architectural shingles here is roughly $23,420.
- Steel shingles: $23,520 to $35,840. Aluminum shingles: $26,000 to $39,640. Short interlocking pieces stamped to look like asphalt, shake or slate. A good pick for a busy roofline, or for owners who want metal without the barn look. Steel stands up to hail better; aluminum stands up to salt air better.
- Stone-coated steel: $32,010 to $48,790. A steel base under a granule finish. You get the tile look at a small part of the weight of real tile.
- Copper: custom quote only. Copper is a craft job, so we leave it out of the calculator and you will need a custom bid. It costs the most of any metal by a wide margin. A small copper accent over a bay window gives you the look without the whole-roof bill.
Heat ages asphalt fast. Reflective steel, aluminum or standing seam panels stay cooler, last longer and leak less, because there is no shingle edge to curl up. Copper does not share that benefit; it weathers to a dark brown.
Near salt water, choose aluminum or steel with a coating rated for coastal sites; cut edges and scratches on plain steel rust first. The case for metal rests on how long you will stay. Keep the house for decades and one metal roof can replace two asphalt roofs; sell soon and the premium rarely comes back. Price a specific panel, gauge and finish with the metal roof calculator.
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Best Season for a New Roof in South Carolina
Summer highs near 93°F make midsummer hard on crews and on soft shingles, which scuff underfoot. Fall through spring is the better window, with winter highs near 56°F.
When storm crews arrive, slow down. Verify insurance, licensing and a local address first, and get the full scope in writing.
Flat and Low-Slope Roof Prices in South Carolina
Membrane roofing covers what shingles cannot: flat porches, garages, additions and row-house tops. On a 2,120 sq. ft. footprint:
- EPDM rubber: $16,150 to $20,970. A rubber membrane with a long track record. It comes in large rolls, so a small roof may need no seam at all. Choose it where the roof is shaded or out of sight and the winters are hard.
- TPO, 60-mil: $13,900 to $18,050. Most roofers reach for TPO first today. It is white, light, and the seams are melted together rather than glued. Thicker sheets last longer, so compare the mil rating on each bid.
- PVC, 60-mil: $16,800 to $21,820. PVC is the one to pay up for when the roof works hard: a deck with chairs on it, a grill, a corner that never quite dries. Its welded seams and chemical resistance outlast the cheaper sheets there.
TPO is the budget choice on this roof, and PVC sits at the top of the range. We count new insulation board and one stripped layer in every row. Expect a higher per-square-foot price on a small porch or garage roof. For thicker insulation or a different membrane, use the flat roof calculator.
Black EPDM soaks up the sun on a 93°F afternoon. White TPO or PVC sends it back. The roof stays cooler, the membrane lasts longer, and the heat-welded seams give water fewer ways in.
Roof Prices Across South Carolina's Largest Cities
Expect a city premium in Charleston, Columbia and North Charleston and lower bids in smaller towns. The standard 30-year shingle roof, city by city:
Asphalt shingles (30-yr), installed
- Charlestonpop. 157,000$11,130 – $16,960
- Columbiapop. 140,000$11,110 – $16,940
- North Charlestonpop. 119,000$11,090 – $16,900
- Mount Pleasantpop. 95,000$11,050 – $16,850
- Rock Hillpop. 76,000$11,020 – $16,800
Small population and metro adjustments separate these rows; the city guides show the full breakdown.
Ballpark Your South Carolina Roof Cost
Move the slider to your square footage and the price range updates from the same cost model, using statewide rates.
$10,930 – $16,660 Asphalt shingles, 30-year, installed
Answers for South Carolina Homeowners
How long does a re-roof take?
For roughly 24.0 squares, a full crew usually finishes asphalt in a few days. Metal panels and roofs with many valleys take longer.
Will insurance pay for my new roof?
Insurance covers storm and impact damage, not wear. A worn-out roof is a maintenance cost - here about $10,930 to $16,660 for asphalt. After a storm, take photos and have a roofer look before you open a claim. Look for a wind or hail deductible in your South Carolina policy; it is often figured as a percentage, not a dollar amount.
How do I estimate my roof size?
Take the footprint (2,120 sq. ft. here) and adjust for pitch (5/12): about 24.0 squares, or 2,396 sq. ft., counting overhang and waste. Get the square count on every quote.
Is a roofing permit required in South Carolina?
Most local building departments want one when the old roof comes off completely, and some send an inspector at the end. The contractor should file it; be cautious if a roofer asks you to.
Run your own numbers: Roof Replacement Calculator · Metal Roof Calculator · Flat Roof Calculator · Gutter Cost Calculator
About the numbers: each figure runs through our roofing calculators, adjusted for the South Atlantic market and updated for inflation every year. Treat them as a planning guide and compare at least three written bids on identical scope.
