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Roof replacement is a big job, and it often leaves homeowners with a lot of questions.
Some of these questions will revolve around technical issues, like the kind of roof covering you should opt for or the type of underlayment that’ll work best. Others will relate to things like choosing the best color for Charleston’s climate and selecting a shingle color that’ll match your home and aesthetic tastes.
You may also have logistical questions. When should I schedule my roof replacement? What company should I trust for my roof replacement (that one is easy to answer)? And what about permits? Do I need a building permit for roof replacement in Charleston, SC? What about other cities in the surrounding area?
We’ll explain everything you need to know about the permits required for roof replacement and share some of the key reasons that you should always follow the permitting rules in your city below.
General Permit Requirements for Roof Replacement in South Carolina
As in most other states, permitting regulations in South Carolina are largely established at the state level, yet enforced by individual municipalities. Statewide, South Carolina follows rules set forth in the International Building Code (IBC) and the International Residential Code (IRC).
The IBC and IRC define the types of construction projects, alterations, and repairs that require permits. Generally speaking, roof replacements are considered major alterations rather than “ordinary maintenance,” which means they do require a permit.
City by City: Permit Requirements for Roof Replacement Near Charleston, SC
While the state of South Carolina typically considers permits to be necessary for roof replacement projects, enforcement is typically handled by local municipalities. It does, however, allow local cities to provide exemptions. This means that — practically speaking — local rules and regulations are the most important for homeowners to follow.
Theoretically, this means there may be some wiggle room in individual cities and towns. However, the vast majority of towns in the Charleston area do require permits for roof replacement projects. But we’ll look at a few key cities in the Charleston area individually to provide further clarification.
Do I need a permit for roof replacement in Charleston, SC?
A permit is required for any roof repair or replacement in the city of Charleston. Re-roofing is classified under “Alteration/Repair” and typically submitted as a “Re-roofing” permit. In fact, you may also require approval from the Board of Architectural Review if you live in a historic district.
Do I need a permit for roof replacement in Folly Beach, SC?
Permits are required for all exterior work in Folly Beach, including roof replacements. Zoning and design review may also be required in some cases.
Do I need a permit for roof replacement in Goose Creek, SC?
Goose Creek, South Carolina, does require permits for roof replacement projects, but there is a bright side: Re-roofing permits are not subject to additional review in the city, so the approval process is shorter than it is for some other kinds of projects.
Do I need a permit for roof replacement in Hanahan, SC?
Hanahan, South Carolina, requires permits for any “construction, reconstruction, alteration, and repairs.” By any reasonable definition, this includes roof replacement projects. The city does maintain an online permit application portal, which simplifies things a bit.
Do I need a permit for roof replacement in Isle of Palms, SC?
The Isle of Palms city website doesn’t explicitly state that roof replacement requires a permit, but because building inspections are handled by Charleston County, permits are required. In fact, Charleston County requires building permits to be obtained for any project that requires an inspection (which includes roof replacement). Approval from the Architectural Review Committee may also be required in some cases.
Do I need a permit for roof replacement in Mount Pleasant, SC?
Mount Pleasant explicitly states that a permit is required for roof replacement within the city. Like Charleston, Mount Pleasant also requires homeowners (or their contractors) to obtain approval from the Historic District Preservation Commission if the home is located in a historic district.
Do I need a permit for roof replacement in North Charleston, SC?
The City of North Charleston does require a building permit for roof replacements, as it considers them to be alterations to existing structures. The city enforces the 2021 International Residential Code, which also requires inspections at key stages of the project.
Do I need a permit for roof replacement in Summerville, SC?
Summerville, South Carolina, does require a permit to be obtained for “roofing work” — they actually state as much explicitly on the city website. Permit applications must be submitted (by the homeowner or contractor) through the city’s CitizenServe portal.
Do I need a permit for roof replacement in Wando, SC?
Berkeley County actually enforces building codes and performs permit reviews in Wando, South Carolina. The county generally requires permits to be obtained for significant exterior projects like roof replacement.
The Importance of Obtaining Permits When Required
Many homeowners are disappointed to learn that a building permit is required for roof replacement in most Charleston-area cities. Some even consider trying to have their roof replaced without going through the steps (and covering the expenses) involved in obtaining one.
However, this is never a good idea, and it may land you in pretty hot water. Attempting to have your roof replaced without obtaining a permit may lead to:
- Heavy Fines: Failure to obtain a permit may hit you right in the wallet. In fact, the fines associated with this kind of violation may be double or triple the costs of the permit itself.
- Stop Work Orders: If city, state, or county officials discover that your roof is being replaced without a permit, they’ll almost certainly issue a Stop Work Order. This will not only disrupt the timeline of the project, but it may also be associated with additional fees.
- Difficulties When Selling Your Home: If an inspection reveals that you didn’t obtain the necessary permits when having your roof replaced, you may not be able to proceed with the sale until you obtain the permit (and pay all the fines associated with the violation).
As you can see, it simply doesn’t make sense to have a roof project completed without the necessary permits. In fact, most reputable roofing contractors will refuse to even start a roof replacement project without obtaining all necessary permits.
Trust Willow Ash Roofing for All Your Roof Replacement Needs
Roof replacement is an important project for any homeowner. In many cases, it’ll represent the most significant upgrade you’ll ever have completed for your house. That means it is important — critical, even — that you work with a team of professionals who can replace your roof properly, affordably, and while providing unparalleled customer service.
That’s exactly what you get when you trust Willow Ash Roofing – Charleston, South Carolina’s leading roofing, skylight, and storm-damage contractor. A family-owned and operated contractor with more than 20 years of industry experience, we can provide the roof replacement solutions you deserve. Whether you need help with a shingle roof, a metal roof, or navigating the often-complicated insurance claim process following storm damage, we can help solve all your roofing problems.
Contact us today and request your free estimate!
