In Goose Creek, the 2021 IRC is in force and 46% of the 18,500 homes were built before 2000. We replace and repair roofs here and inspect after hail, starting with a free, photographed inspection.
Goose Creek runs to about 43.4 square miles and roughly 48,078 people. It sits about 16 miles north of downtown Charleston. The community dates back to 1961. We cover ZIP codes 29445 and 29486.
No completed roof in Goose Creek is logged in our job records yet.
Mostly single-family detached houses (about three in four homes), with townhouses and patio homes in neighborhoods such as Lakeview Commons and Monarch Plantation, and a large share of all homes built since 2000.
We work across Goose Creek rather than one corner of it — Crowfield Plantation, Carnes Crossroads, The Oaks, Lakeview Commons, Monarch Plantation, Pineview Hills, Planters Walk and Greenview Acres included. Age and construction change between them, which is why we look before we quote.
The most populous city in Berkeley County, built out from farmland that was subdivided in a 1960s housing boom tied to the Naval Weapons Station, most of which now lies inside the city. Later annexations added Crowfield, a golf-course community built on a colonial rice plantation, and Carnes Crossroads. The city's eastern edge runs along the Cooper and Back rivers.
Most newer homes in Goose Creek have OSB decking, architectural shingles and a real ridge vent, so they start ahead. What varies is the grade of shingle: much of the 2000s building used builder-grade product whose warranty on paper outlasts its working life, and those roofs are wearing out now. Hail is the other variable. A young roof can still be bruised, and a damaged mat may look perfect from the driveway for a couple of years before it starts to fail, so a roof never checked after a storm is due a look.
By the Census Bureau's estimate there are 18,500 homes in Goose Creek, with a median year built of 2002. 6 of them (0%) went up before 1940 — one of the five lowest pre-1940 shares of the 28 places on this site — and 9,976 (54%) in 2000 or later. The 2010s were the busiest decade, adding 4,482 of today's homes (24%). (Berkeley County as a whole: 1% before 1940.)
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 the 8,524 homes in Goose Creek built before 2000 (46%) have outlived at least one roof; 1,842 of them (10%) predate 1970, old enough for two replacements already. First replacements are arriving on the 4,235 homes built in the 2000s, while the 5,741 built since 2010 are mostly still on the roof they were built with.
By building type: 12,622 detached houses (68%), 1,738 attached (9%). 1,286 homes (7%) sit in two- to nine-unit buildings and 2,523 (14%) in buildings of ten units or more, where the roof is usually a landlord's or an association's decision. The count also takes in 331 mobile homes, which are a different kind of roof job. 68% of occupied homes are owner-occupied, 32% rented. Read together, those figures point toward first replacements on 2000s builder-grade shingles, flat and low-slope sections, which turn up more on attached and multi-unit buildings and hail checks on newer roofs that look fine from the driveway.
| Built | Homes | Share | |
|---|---|---|---|
| Before 1940 | 6 | 0% | |
| 1940s | 277 | 1% | |
| 1950s | 272 | 1% | |
| 1960s | 1,287 | 7% | |
| 1970s | 1,181 | 6% | |
| 1980s | 3,234 | 17% | |
| 1990s | 2,267 | 12% | |
| 2000s | 4,235 | 23% | |
| 2010s | 4,482 | 24% | |
| 2020 or later | 1,259 | 7% |
Census ACS 2020–2024, tables B25034, B25035, B25024 and B25003: 18,500 homes, 17,780 occupied. Survey estimates.
Between 2016 and 2025 there were 6 reports of 1-inch-plus hail within 5 miles of Goose Creek’s center in the records of NOAA’s Storm Prediction Center, on 6 separate days. 1 of them was 1.75 inches or larger. The largest, 1.75 inches, came on March 31, 2021, about 2.5 miles northwest of the center. The most recent was 1 inch on May 9, 2024. Counts follow people as much as storms, since every report is a spotter’s or a resident’s.
| Latest reports | Size | From center |
|---|---|---|
| May 9, 2024 | 1 inch | 1.6 mi SW |
| March 16, 2022 | 1 inch | 2.1 mi NW |
| June 5, 2021 | 1 inch | 2.1 mi NW |
| March 31, 2021 | 1.75 inches | 2.5 mi NW |
| July 19, 2017 | 1.25 inches | 4.5 mi S |
A bruised shingle can look fine for a season or two, which is why a storm inspection after a date like these is worth having.
Goose Creek requires a permit for any roofing work, whether a homeowner or a contractor does it. The city's permit list names "Roofing - Installing new shingles or other roofing materials." The roofing permit must be displayed where it can be seen from the street, and a signed asphalt shingle roofing affidavit goes in with the application. Re-roofing and repairs are on the city's list of permits with a shorter processing time because they are not subject to additional review.
Goose Creek enforces the 2021 IRC. Since January 1, 2023, Goose Creek has enforced the 2021 International Residential Code with South Carolina modifications, plus Appendix H (patio covers), Appendix J (existing buildings and structures) and Appendix Q (tiny houses). Residential energy rules follow the South Carolina Energy Conservation Code, which references the 2009 International Energy Conservation Code. The 2021 International Existing Building Code with South Carolina modifications is also in effect.
The published number is 843-797-6220. The building official on record is Thurman Pellum, Chief Building Official. The department page is here.
Wind design changes with location across greater Charleston: the published ultimate design wind speeds run 133–150 mph, and the building department can say which figure applies to a given address. See the roofing code guide for what it governs.
Goose Creek borders Hanahan, North Charleston, Ladson, Charleston, Cooper River and Back River. Our pages for them:
Also in Berkeley County:
| City | Re-roof permit | Code | Median built |
|---|---|---|---|
| Goose Creek | Yes | 2021 IRC | 2002 |
| Hanahan | Not published | 2021 IRC | 1986 |
| North Charleston | Yes | 2021 IRC | 1996 |
| Ladson | Yes | 2021 IRC | 1990 |
| Charleston | Yes | 2021 IRC | 1995 |
| Unincorporated Berkeley County | Yes | 2021 IRC | — |
| Bonneau | Not published | Not published | 1984 |
All 10 Berkeley County cities side by side →
Goose Creek requires a permit for any roofing work, whether a homeowner or a contractor does it. The city's permit list names "Roofing - Installing new shingles or other roofing materials." The roofing permit must be displayed where it can be seen from the street, and a signed asphalt shingle roofing affidavit goes in with the application. Re-roofing and repairs are on the city's list of permits with a shorter processing time because they are not subject to additional review.
Goose Creek enforces the 2021 IRC. Since January 1, 2023, Goose Creek has enforced the 2021 International Residential Code with South Carolina modifications, plus Appendix H (patio covers), Appendix J (existing buildings and structures) and Appendix Q (tiny houses). Residential energy rules follow the South Carolina Energy Conservation Code, which references the 2009 International Energy Conservation Code. The 2021 International Existing Building Code with South Carolina modifications is also in effect.
Median year built 2002, by the Census Bureau's 2020–2024 estimates. Of 18,500 homes, 8,524 were built before 2000 and 6 before 1940, so most roofs in Goose Creek are not the first one the house has had.
6 reports of 1-inch-plus hail fell within 5 miles of Goose Creek between 2016 and 2025, the biggest 1.75 inches on March 31, 2021 (NOAA Storm Prediction Center).
The building official on record is Thurman Pellum, Chief Building Official. The department's own number is on this page, beside its name.
Not yet: no completed roof in Goose Creek is in our job records, so this page shows no job count.
Researched 2026-10-24; housing, Census ACS 2020–2024; hail, NOAA SPC. Sources: www.goosecreeksc.gov · www.goosecreeksc.gov · www.goosecreeksc.gov · www.goosecreeksc.gov · www.goosecreeksc.gov · www.cityofgoosecreek.com · www.goosecreeksc.gov · www.goosecreeksc.gov · www.goosecreeksc.gov · www.goosecreeksc.gov · en.wikipedia.org · www.goosecreeksc.gov · www.goosecreeksc.gov · www.scencyclopedia.org · www.goosecreeksc.gov · www.scstatehouse.gov · en.wikipedia.org · www2.census.gov · tigerweb.geo.census.gov · data.census.gov · www.spc.noaa.gov. Rules and staff change; check with the jurisdiction.
