Table of Contents
Introduction
In this article, I’ll give you the typical costs for installing a new roof in South Carolina in 2025, for both residential and commercial buildings. I’ve spent years reviewing contractor bids and researching roofing costs for my clients around the country. The roof cost estimates I provide here were produced by analyzing current material prices, South Carolina labor costs, and other relevant factors, including roofing project values from actual South Carolina building permit data. The roof systems covered here include asphalt shingles, metal roofing, slate, tile, synthetic composite, cedar shakes, and all of the common types of low-slope commercial roofing.
Roof replacement costs in South Carolina are generally lower than the national average, with statewide construction costs averaging about 10% to 20% below the U.S. average. (Compare to national average roof replacement costs.)
Actual roof prices will vary depending on location, roof size, roof slope, complexity, and, of course, the type of roof system installed. Asphalt shingles are by far the most popular residential roof covering in South Carolina, but alternatives like standing seam metal, clay tile, and cedar shakes are also seen. Commercial “flat” (low-slope) roofs typically use single-ply membranes (EPDM, TPO, and PVC), modified bitumen, or spray-applied polyurethane foam roofing systems.
On average, South Carolina residential roof replacement prices in 2025 typically range from around $5 per square foot for basic asphalt shingles to around $30 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $8,500 and $51,000 depending on the type of material you choose.
Commercial roofing generally costs less per square foot, with commercial roof replacement prices ranging, on average, from around $4 per square foot for a ballasted EPDM overlay system with no insulation included to around $13 per square foot for a 2-ply modified bitumen system with enough insulation to meet the South Carolina R-20 energy code requirement for roofs with above-deck insulation.
The tables below provide cost information for all roof types and systems.
Climate Considerations for South Carolina Roofs
South Carolina has a humid subtropical climate, with long, hot, humid summers and generally mild winters. Snowfall is rare across most of the state, though occasional light snow or ice storms can affect the Upstate and higher-elevation areas near the Blue Ridge Mountains. Summers are characterized by high humidity, frequent afternoon thunderstorms, and high demand on building cooling systems. Along the coast, South Carolina is vulnerable to tropical storms and hurricanes during the Atlantic hurricane season. Average annual precipitation ranges from about 45 inches in the Midlands to more than 80 inches in the mountainous northwest.
Heating degree days are relatively low when compared with states to the north, while cooling degree days are substantial, so energy efficiency during the long summer is a concern. Reflective white “cool” roofing materials can help reduce cooling costs. Like much of the Southeast, South Carolina roofs are prone to algae growth from Gloeocapsa magma, which appears as dark streaks on asphalt shingles, particularly on shaded or north-facing roof slopes.
Given these conditions, homeowners in South Carolina should consider the following:
- Asphalt shingles are the most common and affordable material. Algae-resistant shingles are highly recommended to minimize streaks and stains and improve roof appearance.
- Proper ventilation and underlayment are critical for roof longevity. Adequate attic ventilation reduces heat buildup in summer and helps manage moisture year-round, which is important in the state’s humid climate. Improper attic ventilation can void your roof warranty.
- Metal roofing performs well across South Carolina, offering durability, strong wind resistance, and lowering energy costs when paired with a reflective or “cool roof” coating. In coastal areas, aluminum panels are preferred for their superior resistance to salt air corrosion.
- Tile, slate, and cedar are suitable when installed properly. Cedar shakes and shingles should be installed as part of a Class A fire-rated assembly for safety. Copper or zinc strips can be added to reduce algae, moss, and mildew growth.
- Insulation and attic air sealing are vital for controlling energy costs. High-reflectance roofing or radiant barriers are especially effective in reducing attic heat gain during South Carolina’s long cooling season. In the cooler mountain areas, insulation R-values for commercial roofs that are higher than the required values may be a good idea.
Things to Keep in Mind
These roof cost estimates should be fairly accurate; I make an effort to update them regularly using current material prices and labor data specific to South Carolina. Keep in mind that the costs listed below are averages, and actual costs can vary significantly depending on your specific location and the size, configuration, accessibility, and condition of your particular roof.
The residential roof cost estimates provided here are for roof replacements on roofs with a 6/12 pitch and include all standard roof components (underlayment, ice & water shield, fasteners, flashing, etc.). Steeper roofs or roofs with complex designs can increase costs by as much as 30%.
Removal of an existing commercial or residential roof typically adds between $1 and $3 per square foot. For the estimates in the tables below, $1.50 per square foot for tear-off and disposal has been included in all pricing except for the “no additional insulation” commercial roof pricing, which generally indicates a roof recover project.
Table 1: Residential Roof Costs in South Carolina
| Average Cost of a Residential Pitched Roof in South Carolina | |||
|---|---|---|---|
| Roof Type | Average Installed Cost Per Square Foot |
Average Installed Cost Per Square (100 sq. ft.) |
Average Installed Cost Typical Residential Roof (1,700 sq. ft.) |
| Asphalt Shingles 3-Tab or Strip Shingles |
$4.70 | $470 | $7,990 |
| Asphalt Shingles Architectural or Dimensional Shingles |
$5.15 | $515 | $8,755 |
| Asphalt Shingles Luxury or Premium Shingles |
$6.40 | $640 | $10,880 |
| Cedar Shake & Shingle Red Cedar Shingles |
$11.70 | $1,170 | $19,890 |
| Cedar Shake & Shingle Red Cedar Shingles Class A Fire Rated System |
$13.10 | $1,310 | $22,270 |
| Cedar Shake & Shingle Red Cedar Shakes |
$11.25 | $1,125 | $19,125 |
| Cedar Shake & Shingle Red Cedar Shakes Class A Fire Rated System |
$12.70 | $1,270 | $21,590 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) |
$9.25 | $925 | $15,725 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) |
$6.90 | $690 | $11,730 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) |
$8.60 | $860 | $14,620 |
| Metal Roofing Metal Shingles (Aluminum, Basic Coating) |
$11.75 | $1,175 | $19,975 |
| Metal Roofing Metal Shingles (Steel, Basic Coating) |
$8.80 | $880 | $14,960 |
| Metal Roofing Metal Shingles (Steel, PVDF/Kynar Coated) |
$11.00 | $1,100 | $18,700 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) |
$14.25 | $1,425 | $24,225 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) |
$10.65 | $1,065 | $18,105 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) |
$13.30 | $1,330 | $22,610 |
| Metal Roofing Standing Seam Metal (Copper) |
$28.45 | $2,845 | $48,365 |
| Metal Roofing Standing Seam Metal (Zinc) |
$19.25 | $1,925 | $32,725 |
| Metal Roofing Flat Seam Metal (Copper, Soldered Seams) |
$33.45 | $3,345 | $56,865 |
| Slate Roofing Hard Natural Slate (Grade S1) “Standard” 1/4″ Thick |
$20.10 | $2,010 | $34,170 |
| Slate Roofing Hard Natural Slate (Grade S1) “Rough Texture” 1/4″ to 3/8″ Thick |
$22.40 | $2,240 | $38,080 |
| Slate Roofing Hard Natural Slate (Grade S1) “Architectural” 3/8″ to 1/2″ Thick |
$26.15 | $2,615 | $44,455 |
| Synthetic Composite Synthetic Composite Shingles (Engineered Polymeric Tile) |
$10.55 | $1,055 | $17,935 |
| Tile Roofing Clay Tile Flat Profile (Shingle Style) |
$12.90 | $1,290 | $21,930 |
| Tile Roofing Clay Tile Mission (2 Piece) |
$13.65 | $1,365 | $23,205 |
| Tile Roofing Clay Tile S-Profile (1 Piece) |
$12.30 | $1,230 | $20,910 |
| Tile Roofing Clay Tile Premium Styles |
$15.50 | $1,550 | $26,350 |
| Tile Roofing Concrete Tile Flat Profile (Shingle Style) |
$9.80 | $980 | $16,660 |
| Tile Roofing Concrete Tile S-Profile (1 Piece) |
$9.40 | $940 | $15,980 |
| Tile Roofing Concrete Tile Premium Styles |
$11.75 | $1,175 | $19,975 |
| Tile Roofing Lightweight Concrete Flat Tile (Shingle Style) |
$10.20 | $1,020 | $17,340 |
Table 2: Commercial Roof Costs in South Carolina
For energy code purposes, all of South Carolina is classified as climate zone 3. Under the 2009 South Carolina Energy Standard, which took effect on January 1, 2013 and is based on the 2009 IECC with state amendments and ASHRAE 90.1-2007, commercial roofs with insulation installed entirely above the deck are required to meet a minimum of R-20 continuous insulation. The most recent model code provisions for zone 3 set a higher requirement of R-25, meaning the state standard is less demanding. Owners planning roof replacement or new construction may benefit from exceeding the minimum requirement to lower long-term energy costs.
When performing a roof recover, these insulation requirements generally do not apply. Recover projects usually involve adding a layer of cover board over the existing system to provide a suitable substrate, followed by the new roof membrane. Roof recovery is not always permitted or advisable.
| Average Cost of a Commercial Low-Slope Roof in South Carolina | |||
|---|---|---|---|
| Roof Type | Average Installed Cost Per Square Foot |
Average Installed Cost Per Square (100 sq. ft.) |
Average Installed Cost Typical Commercial Roof (25,000 sq. ft.) |
| EPDM Roofing Ballasted EPDM 45-mil Membrane With R-20 Insulation | $6.90 | $690 | $172,500 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane With R-20 Insulation | $7.25 | $725 | $181,250 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane No Additional Insulation | $4.10 | $410 | $102,500 |
| EPDM Roofing Ballasted EPDM 90-mil Membrane With R-20 Insulation | $7.60 | $760 | $190,000 |
| EPDM Roofing Mechanically-Attached EPDM 45-mil Membrane With R-20 Insulation | $9.55 | $955 | $238,750 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane With R-20 Insulation | $9.90 | $990 | $247,500 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane No Additional Insulation | $4.50 | $450 | $112,500 |
| EPDM Roofing Mechanically-Attached EPDM 75-mil Membrane With R-20 Insulation | $10.15 | $1,015 | $253,750 |
| EPDM Roofing Fully-Adhered EPDM 45-mil Membrane With R-20 Insulation | $9.75 | $975 | $243,750 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane With R-20 Insulation | $10.10 | $1,010 | $252,500 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane No Additional Insulation | $4.70 | $470 | $117,500 |
| EPDM Roofing Fully-Adhered EPDM 90-mil Membrane With R-20 Insulation | $10.45 | $1,045 | $261,250 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) | $9.20 | $920 | $230,000 |
| Metal Roofing Exposed Fastener Panels (Aluminum, PVDF/Kynar Coated) | $11.55 | $1,155 | $288,750 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) | $6.90 | $690 | $172,500 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) | $8.60 | $860 | $215,000 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) | $14.25 | $1,425 | $356,250 |
| Metal Roofing Standing Seam Metal (Aluminum, PVDF/Kynar Coated) | $17.80 | $1,780 | $445,000 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) | $10.65 | $1,065 | $266,250 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) | $13.30 | $1,330 | $332,500 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System With R-20 Insulation | $11.95 | $1,195 | $298,750 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System No Additional Insulation | $7.65 | $765 | $191,250 |
| Modified Bitumen Roofing APP-Modified Bitumen 3-Ply System With R-20 Insulation | $14.30 | $1,430 | $357,500 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System With R-20 Insulation | $12.35 | $1,235 | $308,750 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System No Additional Insulation | $8.05 | $805 | $201,250 |
| Modified Bitumen Roofing SBS-Modified Bitumen 3-Ply System With R-20 Insulation | $14.90 | $1,490 | $372,500 |
| PVC Roofing Mechanically-Attached PVC 50-mil Membrane With R-20 Insulation | $9.95 | $995 | $248,750 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane With R-20 Insulation | $10.25 | $1,025 | $256,250 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane No Additional Insulation | $4.90 | $490 | $122,500 |
| PVC Roofing Mechanically-Attached PVC 80-mil Membrane With R-20 Insulation | $10.55 | $1,055 | $263,750 |
| PVC Roofing Fully-Adhered PVC 50-mil Membrane With R-20 Insulation | $10.15 | $1,015 | $253,750 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane With R-20 Insulation | $10.55 | $1,055 | $263,750 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane No Additional Insulation | $5.10 | $510 | $127,500 |
| PVC Roofing Fully-Adhered PVC 80-mil Membrane With R-20 Insulation | $10.80 | $1,080 | $270,000 |
| PVC KEE Roofing Mechanically-Attached PVC KEE 60-mil Membrane With R-20 Insulation | $11.35 | $1,135 | $283,750 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane With R-20 Insulation | $11.55 | $1,155 | $288,750 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane No Additional Insulation | $6.20 | $620 | $155,000 |
| PVC KEE Roofing Fully-Adhered PVC KEE 80-mil Membrane With R-20 Insulation | $11.90 | $1,190 | $297,500 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Light Prep | $9.65 | $965 | $241,250 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Heavy Prep | $11.05 | $1,105 | $276,250 |
| TPO Roofing Ballasted TPO 45-mil Membrane With R-20 Insulation | $6.70 | $670 | $167,500 |
| TPO Roofing Ballasted TPO 60-mil Membrane With R-20 Insulation | $7.00 | $700 | $175,000 |
| TPO Roofing Ballasted TPO 60-mil Membrane No Additional Insulation | $3.85 | $385 | $96,250 |
| TPO Roofing Ballasted TPO 80-mil Membrane With R-20 Insulation | $7.35 | $735 | $183,750 |
| TPO Roofing Mechanically-Attached TPO 45-mil Membrane With R-20 Insulation | $9.35 | $935 | $233,750 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane With R-20 Insulation | $9.65 | $965 | $241,250 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane No Additional Insulation | $4.30 | $430 | $107,500 |
| TPO Roofing Mechanically-Attached TPO 80-mil Membrane With R-20 Insulation | $9.95 | $995 | $248,750 |
| TPO Roofing Fully-Adhered TPO 45-mil Membrane With R-20 Insulation | $9.55 | $955 | $238,750 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane With R-20 Insulation | $9.90 | $990 | $247,500 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane No Additional Insulation | $4.50 | $450 | $112,500 |
| TPO Roofing Fully-Adhered TPO 80-mil Membrane With R-20 Insulation | $10.25 | $1,025 | $256,250 |
Further Reading: Roof Cost Details by Roofing Type
- Asphalt Shingle Roof Cost Guide
- Cedar Shake & Shingle Roof Cost Guide
- Copper Roof Cost Guide
- EPDM Rubber Roof Cost Guide
- Metal Roof Cost Guide
- Modified Bitumen Roof Cost Guide
- PVC Membrane Roof Cost Guide
- Shingle Roof Cost Guide
- Single-Ply Roofing Cost Guide (EPDM, PVC, TPO)
- Slate Roof Cost Guide
- Spray Polyurethane Foam Roofing Cost Guide
- Standing Seam Metal Roofing Cost Guide
- Tile Roof Cost Guide
- TPO Membrane Roof Cost Guide
About the Author
Jack Gray spent 20 years as a principal roof consultant with the Moriarty Corporation, an award-winning building enclosure consultant firm founded in 1967. Mr. Gray has worked in the roofing industry for over 25 years, with training and practical experience in roof installation, roof inspection, roof safety, roof condition assessment, construction estimating, roof design & specification, quality assurance, roof maintenance & repair, and roof asset management. He was awarded the Registered Roof Observer (RRO) professional credential in 2009. He also served as an infantry paratrooper in the 82nd Airborne Division and has a B.A. from Cornell University.