Roof replacement, leak repair and hail & storm damage for homes in Adams Run. In Adams Run, the 2021 IRC is in force and 74% of the 234 homes were built before 2000. It starts with a free inspection that photographs every slope.
Adams Run runs to about 1.4 square miles and roughly 469 people. It sits about 24 miles west of downtown Charleston. We cover ZIP codes 29426 and 29449.
No completed roof in Adams Run is logged in our job records yet.
Adams Run is a small, rural unincorporated community in western Charleston County, first counted by the Census as its own place in 2020, with a post office dating from 1843. Several plantation houses, the King Cemetery and the Willtown Bluff site are on the National Register.
From this stretch of building, houses in Adams Run sit on plywood or OSB, were first roofed in three-tab shingles, and are mostly on their second roof now. Trouble tends to be at the penetrations rather than across the field: the rubber collar on a pipe boot splits years before the shingles give out, and it is the leak we trace most often. Ridge vents were hit and miss in these decades, and OSB that stays damp for a season softens in a way plywood does not, something you feel underfoot rather than see from the yard.
Adams Run has 234 homes in the Census Bureau's count and a median year built of 1984. 24 of them (10%) went up before 1940 — the 5th-highest pre-1940 share of the 28 places on this site — and 61 (26%) in 2000 or later. The 1950s were the busiest decade, adding 54 of today's homes (23%). Across Charleston County the pre-1940 share is 5%, so Adams Run sits above it.
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 173 homes in Adams Run built before 2000 (74%) have outlived at least one roof; 107 of them (46%) predate 1970, old enough for two replacements already. The 35 homes from the 2000s are where first replacements come up now, while the 26 built since 2010 are mostly still on the roof they were built with. Older houses are where a second layer laid over the first turns up, and that layer is what hides soft decking.
By building type: 131 detached houses (56%), 0 attached (0%). The count also takes in 103 mobile homes, which are a different kind of roof job. 92% of occupied homes are owner-occupied, 8% rented. On a housing mix like this, the likely work is full tear-offs on houses past two roof lives and first replacements on 2000s builder-grade shingles.
| Built | Homes | Share | |
|---|---|---|---|
| Before 1940 | 24 | 10% | |
| 1940s | 29 | 12% | |
| 1950s | 54 | 23% | |
| 1960s | 0 | 0% | |
| 1970s | 0 | 0% | |
| 1980s | 24 | 10% | |
| 1990s | 42 | 18% | |
| 2000s | 35 | 15% | |
| 2010s | 26 | 11% | |
| 2020 or later | 0 | 0% |
Census ACS 2020–2024, tables B25034, B25035, B25024 and B25003: 234 homes, 214 occupied. Survey estimates.
NOAA’s Storm Prediction Center logged no reports of hail 1 inch or larger within 5 miles of Adams Run’s center from 2016 through 2025. That is a gap in the reports rather than proof that no hail fell: reports come from spotters and the public.
Adams Run is unincorporated, so Charleston County's building code applies, and it lists roofing among the work that needs its own permit. Fees are based on job value ($75 plus $6 for each $1,000 over $2,000, up to $50,000), and starting before the permit is issued doubles the fee.
Adams Run enforces the 2021 IRC. The county enforces the 2021 International Residential Code with South Carolina modifications; projects submitted on or after January 1, 2027 must meet the 2024 edition with South Carolina modifications.
The published number is 843-202-6930. The building official on record is Hakim Bayyoud, Director, Charleston County Building Inspection Services. 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.
Also in Charleston County:
| City | Re-roof permit | Code | Median built |
|---|---|---|---|
| Adams Run | Yes | 2021 IRC | 1984 |
| Awendaw | Yes | 2021 IRC | 2001 |
| Charleston | Yes | 2021 IRC | 1995 |
| Unincorporated Charleston County | Yes | 2021 IRC | — |
| Edisto Island | Yes | 2021 IRC | — |
| Folly Beach | Yes | 2021 IRC | 1990 |
| Hollywood | Not published | 2021 IRC | 2003 |
All 22 Charleston County cities side by side →
Adams Run is unincorporated, so Charleston County's building code applies, and it lists roofing among the work that needs its own permit. Fees are based on job value ($75 plus $6 for each $1,000 over $2,000, up to $50,000), and starting before the permit is issued doubles the fee.
Adams Run enforces the 2021 IRC. The county enforces the 2021 International Residential Code with South Carolina modifications; projects submitted on or after January 1, 2027 must meet the 2024 edition with South Carolina modifications.
Median year built 1984, by the Census Bureau's 2020–2024 estimates. Of 234 homes, 173 were built before 2000 and 24 before 1940, so most roofs in Adams Run are not the first one the house has had.
The building official on record is Hakim Bayyoud, Director, Charleston County Building Inspection Services. The department's own number is on this page, beside its name.
Not yet: no completed roof in Adams Run 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.charlestoncounty.gov · www.charlestoncounty.gov · www.charlestoncounty.gov · www.charlestoncounty.gov · www.charlestoncounty.gov · www.charlestoncounty.gov · www.charlestoncounty.gov · www2.census.gov · llr.sc.gov · en.wikipedia.org · en.wikipedia.org · www.townofmeggettsc.org · www2.census.gov · data.census.gov · www.spc.noaa.gov. Rules and staff change; check with the jurisdiction.
