Roof Replacement Cost in Charleston, SC (2027 Prices)

Not your house? Change the size or pitch in Charleston, SC change

Home size

sq. ft.

Roof pitch3/12 (low slope)5/12 (medium)7/12 (medium)9/12 (steep)10/12 (steeper)12/12 (very steep)

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.

Expect quotes near $11,130 to $16,970 for a standard shingle re-roof in Charleston, SC; that figure assumes a typical 2,120 sq. ft. single-story house. The job we priced has 24.0 squares of roofing (2,396 sq. ft.) on a 5/12 slope; removing one existing layer, labor and materials are all counted.

Roofers bid by the square, which is a hundred square feet of roof; here the installed rate works out to $566.46 a square. Upgrades change the picture: $12,370 to $18,860 for 50-year architectural shingles, or a starting point near $23,950 for steel shingles.

Compared with $10,930 to $16,660 statewide, the Charleston market adds about $250. Our prices apply across the 14 ZIP codes that carry the Charleston name, in Charleston and Berkeley counties.

Charleston, SC Roof Replacement: Price per Material

Use this table two ways: to pick a material you can afford, and to spot a quote that sits far outside the normal band for Charleston, SC.

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 - 5% 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.

What Pushes a Charleston, SC Roof Quote Up or Down

When two quotes for the same house are far apart, the gap is usually scope. Here is what each common variable is worth on the 24.0-square roof above:

• Tear-off. About $3,250 of the quote pays to strip and dispose of one layer; if the roofer finds two layers, figure another $2,110 or so.
• Complexity. Extra ridges, valleys and dormers cost cutting time and flashing work: roughly $1,340 more for a hip design, around $2,270 more for a busy, cut-up roof.
• Second story. Roofers charge about $970 more for this roof on a two-story home - longer ladders, more trips, more setup.
• Openings. Plan near $340 per skylight that gets replaced or added while the roof is open.
• Bad wood. Damaged decking is the most common mid-job extra. Agree on a price per sheet before work starts.
• Trim items. Chimney flashing, pipe boots, ridge vents and drip edge may or may not be in a bid. Gutters usually are not - the gutter cost calculator prices them.
• Fees. Permit cost and debris hauling change from town to town. The quote should name both.

Put every quote on one sheet with the same rows - removal, underlayment, ice barrier, flashing, ventilation, decking, permit - and the real differences show.

Weather, Wear and Your South Carolina Roof

Averages for South Carolina: summer highs around 93°F, winter highs around 56°F, winter lows around 34°F. The map below files it under Region 4. Below are the stresses that matter most for a South Carolina roof, and what to ask for because of them.

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.

Check Roof Prices Where You Live

Metal vs. Shingles in Charleston, SC

Metal costs more on day one and less for each year the roof lasts. Here is what each type would cost on a typical 2,120 sq. ft. single-story house in Charleston, SC, and where each one makes sense.

• Standing seam: $31,920 to $48,660. This is the classic metal roof: smooth vertical panels, fasteners tucked under the seam. It suits simple roof shapes and owners who plan to stay. Over architectural shingles, expect about $23,850 more.
• Steel shingles: $23,950 to $36,500. Aluminum shingles: $26,480 to $40,370. Small metal panels with a shingle or tile profile. They go on much like shingles, so hips and dormers are easier than with long panels. Pick aluminum near the ocean and steel inland.
• Stone-coated steel: $32,600 to $49,690. Steel panels covered in crushed stone and shaped like clay tile or wood shake. The texture hides hail marks and softens rain noise.
• Copper: custom quote only. Copper sits above every other metal in price and is bid job by job, so it has no line in our calculator. It is the roof of old churches and city landmarks. On a house it makes the most sense on a small, visible spot or a historic home.

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. For a particular panel or coating, run the metal roof calculator.

When to Re-Roof in Charleston, SC

Avoid peak summer if you can - near 93°F, shingles mark easily and crews work shorter days. Late fall to spring suits roofing best.

After a big storm, out-of-area crews go door to door. Before signing, confirm liability and workers' compensation insurance, a local address, and any license your state or town requires.

Charleston, SC Flat Roof Replacement Cost

A flat roof the size of this home's 2,120 sq. ft. footprint would run, in Charleston, SC:

• EPDM rubber: $16,440 to $21,360. Synthetic rubber, usually black, laid in wide sheets with glued or taped seams. It shrugs off hail and hard frost and is easy to patch, so it suits garages, porches and roofs nobody sees.
• TPO, 60-mil: $14,150 to $18,380. 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: $17,110 to $22,230. The premium white membrane: welded seams, a strong fire rating, and good resistance to puddles and chemicals. It fits roofs that carry foot traffic or hold water after a storm.

TPO is the budget choice on this roof, and PVC sits at the top of the range. Both insulation board and old-layer removal are in the numbers. Per square foot, small flat roofs cost noticeably more than large ones. The flat roof calculator handles other membranes and insulation levels.

Nearby South Carolina City Guides

How Charleston compares with other South Carolina cities on the standard asphalt roof:

• Mount Pleasant, SC: $11,060 to $16,850, about 8 miles east
• North Charleston, SC: $11,090 to $16,900, about 10 miles northwest
• Columbia, SC: $11,110 to $16,940, about 100 miles northwest
• Rock Hill, SC: $11,020 to $16,800, about 160 miles north

Roofers serving Charleston also cover Johns Island, Sullivans Island, Folly Beach, Hanahan and Summerville, generally at similar prices. For statewide figures, see the South Carolina roofing cost guide.

Before You Re-Roof in Charleston, SC

What permits does a South Carolina roofing job need?

Rules vary by town, but a full re-roof usually needs a permit. Expect your roofer to obtain it and to schedule any inspection.

How many squares is my roof?

Roofers measure surface, not floor area. The 2,120 sq. ft. footprint in this guide turns into about 2,396 sq. ft. of roof at 5/12 - 24.0 squares. Different counts between bids are a red flag.

Will a roof replacement take more than a day?

For roughly 24.0 squares, a full crew usually finishes asphalt in a few days. Metal panels and roofs with many valleys take longer.

Can I file an insurance claim for a new roof?

Covered: hail, wind, fallen trees. Not covered: age and wear. With asphalt at $11,130 to $16,970 in Charleston, SC, it pays to read your roof settlement terms now, not after a storm. Look for a wind or hail deductible in your South Carolina policy; it is often figured as a percentage, not a dollar amount.

Calculators for this job: Roof Replacement Calculator · Metal Roof Calculator · Flat Roof Calculator · Gutter Cost Calculator

How we price: every figure runs through our roofing calculator math, scaled for South Atlantic costs and refreshed each year for inflation. They are budgeting numbers, not quotes. Real roof size, site access, code rules and season all change bids, so collect three or more written quotes on one scope.