In Sangaree, the 2021 IRC is in force and 84% of the 3,439 homes were built before 2000. We replace and repair roofs here and inspect after hail, starting with a free, photographed inspection.
Sangaree runs to about 2.0 square miles and roughly 8,681 people. It sits about 21 miles northwest of downtown Charleston. We cover ZIP code 29486.
No completed roof in Sangaree is logged in our job records yet.
An unincorporated community in Berkeley County with no town government, lying along the edge of the Town of Summerville and next to Ladson; nearly all of it falls in the 29486 ZIP code.
Housing from this stretch in Sangaree sits on plywood or OSB decking and was largely first roofed with three-tab shingles. Most are on their second covering by now. The things worth checking are the penetrations rather than the field: pipe boots from this era are the single most common leak we trace, because the rubber collar splits long before the shingles wear out. Ridge venting was inconsistent through these years, and OSB that has been damp for a season goes soft in a way plywood does not — you find it with your feet, not from the ground.
The Census Bureau counts 3,439 homes in Sangaree, with a median year built of 1986. None of them went up before 1940 — one of the five lowest pre-1940 shares of the 28 places on this site — and 561 (16%) in 2000 or later. The 1980s were the busiest decade, adding 1,822 of today's homes (53%). (Berkeley County as a whole: 1% before 1940.)
The Residential Rehabilitation Inspection Guide published by the U.S. Department of Housing and Urban Development puts the service life of an asphalt shingle roof at about 20 years. By that measure, 84% of Sangaree's homes — the 2,878 built before 2000 — are past their first roof, and 1% (26 homes) go back before 1970, two roof lives and more. The 444 homes from the 2000s are where first replacements come up now, while the 117 built since 2010 are mostly still on the roof they were built with.
93% of homes in Sangaree are single-family detached houses (3,186) and 1% attached ones such as townhouses (20). 130 homes (4%) sit in two- to nine-unit buildings and 93 (3%) in buildings of ten units or more, where the roof is usually a landlord's or an association's decision. Owners live in 85% of the 3,217 occupied homes. Read together, those figures point toward first replacements on 2000s builder-grade shingles.
| Built | Homes | Share | |
|---|---|---|---|
| Before 1940 | 0 | 0% | |
| 1940s | 0 | 0% | |
| 1950s | 0 | 0% | |
| 1960s | 26 | 1% | |
| 1970s | 621 | 18% | |
| 1980s | 1,822 | 53% | |
| 1990s | 409 | 12% | |
| 2000s | 444 | 13% | |
| 2010s | 117 | 3% | |
| 2020 or later | 0 | 0% |
Census ACS 2020–2024, tables B25034, B25035, B25024 and B25003: 3,439 homes, 3,217 occupied. Survey estimates.
Between 2016 and 2025 there were 8 reports of 1-inch-plus hail within 5 miles of Sangaree’s center in the records of NOAA’s Storm Prediction Center, on 5 separate days. 2 of them were 1.75 inches or larger. The largest, 2 inches, came on June 10, 2024, about 2.1 miles southeast of the center. A report needs someone to see the hail and send it in, so the count is a floor, not a full tally.
| Latest reports | Size | From center |
|---|---|---|
| June 10, 2024 | 2 inches | 2.1 mi SE |
| June 10, 2024 | 1 inch | 4.6 mi S |
| June 10, 2024 | 1.75 inches | 4.4 mi S |
| August 14, 2019 | 1.25 inches | 4.5 mi SW |
| July 3, 2019 | 1.25 inches | 3.3 mi W |
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.
Berkeley County's residential construction application lists "Roofing Only" as a permit type. The county says an approved permit must be in hand before any construction begins, and if work starts without one, the fees for all related permits are doubled.
Sangaree enforces the 2021 IRC. Berkeley County enforces the latest International codes adopted by South Carolina; its residential construction application lists the 2021 International Residential Code, 2021 International Existing Building Code, 2020 National Electrical Code and 2009 International Energy Conservation Code.
The published number is 843-719-4292. The building official on record is Hank Jackson, Chief Building Official. The department page is here.
Design wind here is set by location, not one figure for the whole area: across greater Charleston the published ultimate design wind speeds run 133–150 mph, depending on where a house stands. The building department for Sangaree can tell you which figure applies. What it does to a roof is in the roofing code guide.
Sangaree borders Summerville and Ladson. Our pages for them:
Also in Berkeley County:
| City | Re-roof permit | Code | Median built |
|---|---|---|---|
| Sangaree | Yes | 2021 IRC | 1986 |
| Summerville | Yes | 2021 IRC | 2001 |
| Ladson | Yes | 2021 IRC | 1990 |
| Unincorporated Berkeley County | Yes | 2021 IRC | — |
| Bonneau | Not published | Not published | 1984 |
| Daniel Island | Yes | 2021 IRC | — |
| Goose Creek | Yes | 2021 IRC | 2002 |
All 10 Berkeley County cities side by side →
Berkeley County's residential construction application lists "Roofing Only" as a permit type. The county says an approved permit must be in hand before any construction begins, and if work starts without one, the fees for all related permits are doubled.
Sangaree enforces the 2021 IRC. Berkeley County enforces the latest International codes adopted by South Carolina; its residential construction application lists the 2021 International Residential Code, 2021 International Existing Building Code, 2020 National Electrical Code and 2009 International Energy Conservation Code.
Older than most people guess: the Census puts 84% of Sangaree's homes before 2000 and 1% before 1970, with a median year built of 1986 (2020–2024 estimates). A roof usually lasts about 20 years, so the deck and the layers get checked before any quote.
Yes. The most recent report of hail 1 inch or larger within 5 miles of Sangaree's center was 2 inches on June 10, 2024, one of 8 such reports from 2016 through 2025.
The building official on record is Hank Jackson, Chief Building Official. The department's own number is on this page, beside its name.
Not yet: no completed roof in Sangaree 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: berkeleycountysc.gov · berkeleycountysc.gov · berkeleycountysc.gov · berkeleycountysc.gov · berkeleycountysc.gov · berkeleycountysc.gov · berkeleycountysc.gov · web.archive.org · web.archive.org · web.archive.org · en.wikipedia.org · summervillesc.gov · www2.census.gov · tigerweb.geo.census.gov · data.census.gov · www.spc.noaa.gov. Rules and staff change; check with the jurisdiction.
