Roof replacement, repair and storm damage in all 10 jurisdictions we cover in Berkeley County, each with its own page: the local permit rule, the code edition it enforces and the building department's number. Of the county's 100,600 homes, 46% were built before 2000 — past the usual 20-year life of a roof — and the median year built is 2002.
We list a building official's name only where the jurisdiction publishes one — 9 of 10 here do. We list a permit answer only where the jurisdiction states one — 6 of 10 here do, and 6 of those clearly require a permit. Everything else is left blank on purpose.
Bonneau — 232 homes, median built 1984, 0% before 1940; code edition not published; re-roof permit: not published; no official named.
Daniel Island — code: 2021 IRC; re-roof permit: yes; building official named (Ken Granata).
Goose Creek — 18,500 homes, median built 2002, 0% before 1940; code: 2021 IRC; re-roof permit: yes; building official named (Thurman Pellum).
Hanahan — 8,671 homes, median built 1986, 0% before 1940; code: 2021 IRC; re-roof permit: not published; building official named (Larry Sturdivant).
Ladson — 6,196 homes, median built 1990, 0% before 1940; code: 2021 IRC; re-roof permit: yes; building official named (Hank Jackson).
Moncks Corner — 5,482 homes, median built 2007, 3% before 1940; code: 2021 IRC; re-roof permit: not published; building official named (Robert Bruno).
Pinopolis — 427 homes, median built 1982, 11% before 1940; code: 2021 IRC; re-roof permit: yes; building official named (Hank Jackson).
Sangaree — 3,439 homes, median built 1986, 0% before 1940; code: 2021 IRC; re-roof permit: yes; building official named (Hank Jackson).
St. Stephen — 565 homes, median built 1985, 4% before 1940; code: 2021 IRC; re-roof permit: not published; building official named (Hank Jackson).
Homes across Berkeley County: the Census numbers
Built before 2000
46%
46,562 homes
Median year built
2002
1% built before 1940
Built 2000 or later
54%
54,038 homes
Owner-occupied
75%
66% detached houses
Berkeley County has 100,600 homes in the Census count, with a median year built of 2002. 1% were built before 1940, 19% before 1980 and 54% in 2000 or later; the single biggest decade was the 2010s, with 23,400 homes (23%). 66% of homes are single-family detached houses and 75% of occupied homes are owner-occupied; the count includes 13,647 mobile homes.
The rule of thumb in HUD's Residential Rehabilitation Inspection Guide is a service life of about 20 years for an asphalt shingle roof. On that yardstick, 46,562 homes across Berkeley County (46%) were built before 2000 and have outlived at least one roof, and 9,272 (9%) predate 1970. The 21,862 homes from the 2000s are where first replacements are coming up now.
Across the 8 places we cover here with their own Census figures, Pinopolis has the oldest housing (11% before 1940) and Moncks Corner the newest (59% built in 2000 or later). Goose Creek is the largest, at 18,500 homes, and St. Stephen has the highest share of renters (41%), where the roof is more often a landlord's decision.
Figures: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates (tables B25001, B25003, B25024, B25034, B25035). Survey estimates carry margins of error, widest in the smallest places. Census table.
Hail reports in Berkeley County, 2016–2025
NOAA’s Storm Prediction Center logged 33 reports of hail 1 inch or larger in Berkeley County from 2016 through 2025, on 21 days. 5 were 1.75 inches or larger, and 1 of those reached 2 inches; the largest, 2 inches, fell on June 10, 2024. The busiest single day was April 6, 2022, with 4 reports.
Year
Reports
2016
4
2017
6
2018
3
2019
0
2020
1
2021
8
2022
7
2023
0
2024
2
2025
2
Counted within 5 miles of each town’s center, Ladson has the most reports (17) and Bonneau the fewest (1). Each town’s own page lists its latest dates. Reports come from spotters and the public, so busier places log more of them.
Why the city matters more than the county
South Carolina sets one residential building code for the whole state: every city, town and county has to enforce the editions the state's Building Codes Council adopts, so what changes from one town to the next is who issues the permit and what that office asks for. Of the 10 jurisdictions we cover in Berkeley County, these publish the edition they enforce:
2021 IRC: Unincorporated Berkeley County, Daniel Island, Goose Creek, Hanahan, Ladson, Moncks Corner, Pinopolis, Sangaree, St. Stephen
Bonneau publishes no edition we could read. Ask before work starts which one the roof will be inspected against.
Design wind is set by location here: across greater Charleston the published ultimate design wind speeds run 133–150 mph, depending on where a house stands. What each figure does to a roof is in our Charleston roofing code guide.
Common questions about roofing across Berkeley County
Do I need a permit to replace a roof in Berkeley County?
It depends on the city, not the county. Of the 10 jurisdictions we cover across Berkeley County, 6 require one (Unincorporated Berkeley County, Daniel Island, Goose Creek, Ladson, Pinopolis, Sangaree); the other 4 publish no answer either way. Each city page says which applies and links the building department.
Which building codes are in force across Berkeley County?
Of the jurisdictions we cover across Berkeley County, these publish the edition they enforce: the 2021 IRC in Unincorporated Berkeley County, Daniel Island, Goose Creek, Hanahan, Ladson, Moncks Corner. 1 publishes no edition we could read. The edition in force is the one your roof is inspected against.
How old are the houses across Berkeley County?
The Census Bureau's 2020–2024 estimates put the median year built across Berkeley County at 2002, with 1% of its 100,600 homes built before 1940 and 54% in 2000 or later. 46% were built before 2000, so most have had at least one new roof already.
Does a roofer need a license in Berkeley County?
South Carolina requires a residential roofer to be registered with the state's Residential Builders Commission for any job over $500 (S.C. Code 40-59-20 and 40-59-220), and to carry a surety bond on a homeowner's job over $5,000 (40-59-240). Registration involves no exam. Many towns add their own business license on top; the building department will say.
Which Berkeley County jurisdictions name their building official?
9 of the 10 we cover publish a name: Unincorporated Berkeley County, Daniel Island, Goose Creek, Hanahan, Ladson, Moncks Corner, Pinopolis, Sangaree, St. Stephen. Where a name is published, it is on that city's page with the department's own number.
