Free 19-point roof inspection · Written estimate in 24 hours
2026 roofing prices in the SC Midlands
Real cost ranges from our West Columbia shop — by roof size, by material, and by repair — plus the six things that move your number up or down.
Quick answer
A full architectural shingle roof replacement in the SC Midlands runs $9,500–$26,000 installed in 2026, or about $500–$700 per square. Repairs run $375–$2,800. Standing seam metal runs $21,000–$58,000. Every Beaver estimate is itemized and free.
Roofing prices in South Carolina moved again in 2026: shingle bundles are up, but labor in the Midlands has stabilized. Below are the actual ranges we quote out of our West Columbia shop — not national averages. Your final number depends on roof size, pitch, layers, decking condition and how much flashing detail your home has.
The Beaver pricing promise
Four things that stay the same on every Beaver estimate
Owens Corning Platinum Preferred Contractor
We can install any shingle you want, but we are one of the roughly 1% of roofers in the country certified as an Owens Corning Platinum Preferred Contractor. That certification unlocks the Platinum Protection Roofing System Limited Warranty — non-prorated coverage on the shingles and every OC component around them (underlayment, starter, hip & ridge, ventilation) for the life of the roof, plus workmanship coverage. Fewer than one in a hundred roofers can offer it.
Financing through Hearth
If cash isn't the right move, we offer monthly payment plans through Hearth — soft credit pull, no impact on your score to check rates, decisions in about 60 seconds, terms from 24 to 144 months. Most Midlands homeowners pre-qualify online before we ever get on the roof, so you know your budget before you pick a shingle.
5-year workmanship warranty — included on every roof
Every roof we install carries a 5-year Beaver Roofing workmanship warranty covering the labor and installation — separate from the manufacturer warranty on materials. If a leak shows up because of how we put the roof on, we come back and fix it on our dime. Want lifetime coverage? See the warranty upgrade options below.
Insurance claims: your deductible only
If a storm damaged your roof and the claim is approved, you pay your deductible — nothing more. The carrier pays the rest against a line-item scope our estimators write in Xactimate or Symbility, the same platforms your adjuster uses. We collect the deductible honestly, file supplements for anything the initial estimate missed, and hand you the completion paperwork your mortgage company needs.
All four apply to every homeowner-paid project. Insurance-approved storm work is invoiced against the carrier scope; see the storm damage & insurance claims page for how that lane works.
Warranty options
Pick the warranty coverage that fits your roof
Every Beaver roof comes with real warranty coverage on day one. If you want lifetime protection backed by a manufacturer instead of a contractor promise, we can register your roof under the Owens Corning Platinum program at the time of install.
Standard
Beaver 5-Year Workmanship
Included
- 5 years of workmanship coverage on labor and installation
- Backed by Beaver Roofing & Gutters directly
- Standard manufacturer limited warranty on the shingles you pick
- Covers leaks or defects caused by how we installed the roof
Included on every Beaver roof at no extra charge.
Most protection
Upgrade
Beaver Lifetime Protection
backed by Owens Corning
Quoted with your estimate
- Lifetime workmanship coverage, backed by Owens Corning — not a contractor promise
- 50-year non-prorated coverage on shingles and every OC system component
- Includes the upgraded install spec: OC underlayment, starter, hip & ridge, and matched ventilation
- Registered with Owens Corning after install — you get the paperwork in the mail
- Transferable once within the first 10 years if you sell the home
Upgrade cost covers the enhanced OC system components, the required install spec, and the registration filed with Owens Corning. Subject to Owens Corning terms and eligibility. Full warranty document provided with your estimate.
Insurance claims
Carrier-Paid Replacement
Deductible only
- 5-year Beaver workmanship warranty applies on approved claims too
- Material warranty follows the shingle line your policy or scope specifies
- Ask us to register your storm-replacement roof under the OC Platinum upgrade — the difference between your carrier's shingle line and OC premium is often a small owner-paid upgrade
What does a roof replacement cost by house size?
Quick answer
Budget $500–$700 per square for architectural shingles. Most 1,800–2,400 sq ft Midlands homes total $11,500–$19,500.
| Home / roof size | Roofing squares | Architectural shingle | Designer / Class 4 | Standing seam metal |
|---|---|---|---|---|
| 1,200 sq ft ranch | 15–17 | $9,500 – $12,000 | $12,500 – $15,500 | $21,000 – $27,000 |
| 1,800 sq ft ranch | 21–24 | $11,500 – $15,000 | $15,000 – $19,000 | $26,000 – $33,000 |
| 2,400 sq ft two-story | 26–30 | $14,500 – $19,500 | $19,000 – $24,000 | $32,000 – $42,000 |
| 3,200+ sq ft custom | 34–42 | $19,500 – $26,000 | $25,000 – $34,000 | $42,000 – $58,000 |
A “square” is 100 square feet of roof surface. A 2,000 sq ft single-story home with a simple gable roof is usually 23–26 squares once you account for pitch and overhangs.
How much does each roofing material cost per square?
Quick answer
3-tab $400–$500, architectural $500–$700, designer/impact-rated $700–$950, standing seam metal $1,300–$1,800 per square installed.
| Material | SC lifespan | Installed / square | Best for |
|---|---|---|---|
| 3-tab asphalt shingle | 15–18 years | $400 – $500 | Rentals and budget repairs — rarely recommended |
| Architectural shingle | 22–28 years | $500 – $700 | The default for most Midlands homes |
| Designer / impact-rated Class 4 | 28–35 years | $700 – $950 | Hail exposure and insurance discounts |
| Exposed-fastener metal | 25–35 years | $800 – $1,100 | Barns, shops, porches, outbuildings |
| Standing seam metal (24ga) | 40–60 years | $1,300 – $1,800 | Lake Murray homes and modern farmhouses |
| TPO / modified bitumen (low slope) | 20–25 years | $700 – $1,100 | Flat porch roofs and commercial decks |
What does a roof repair cost?
Quick answer
Most Midlands repairs land between $375 and $2,800. A failed pipe boot — the most common leak we find — is usually $375–$550.
| Repair | Typical cost | Time on site |
|---|---|---|
| Cracked or dry-rotted pipe boot | $375 – $550 | 1–2 hours |
| Missing or wind-creased shingles | $400 – $900 | 2–3 hours |
| Step or wall flashing repair | $650 – $1,400 | Half day |
| Valley rebuild with ice-and-water shield | $900 – $1,800 | Half to full day |
| Decking replacement (per 4x8 sheet) | $95 – $150 | Add-on |
| Chimney flashing and counter-flashing | $900 – $2,400 | Full day |
| Emergency tarping (24/7) | $350 – $750 | Same day |
What do seamless gutters and gutter guards cost?
Quick answer
Seamless 5-inch aluminum runs $8–$12 per linear foot, 6-inch runs $9–$14, and micro-mesh guards add $11–$19 per foot. Copper is priced per job.
| Item | Price | Notes |
|---|---|---|
| 5" seamless aluminum gutter | $8 – $12 / linear ft | Standard on most ranch homes |
| 6" seamless aluminum gutter | $9 – $14 / linear ft | Recommended under pine canopy |
| Copper seamless gutter | Quoted per job | Historic Shandon and lake homes |
| Micro-mesh gutter guard | $11 – $19 / linear ft | Handles loblolly pine straw |
| Downspout and extension | $45 – $110 each | Includes buried-line tie-in where present |
What actually drives the price of your roof up?
Quick answer
Pitch, layers to tear off, rotten decking, flashing detail, skylights, height and access account for nearly every dollar of difference between two Midlands homes of the same size.
- Pitch. Anything above 7/12 needs staging and slows production 20–40%.
- Layers. A second layer roughly doubles tear-off labor and disposal weight.
- Decking. Older Midlands homes with 1x6 plank decking or delaminated OSB need sheeting — $95–$150 per sheet, and we only replace what is actually bad, photographed before it is covered.
- Penetrations and flashing. Chimneys, skylights, dead valleys and wall tie-ins are where leaks start and where labor hides.
- Access. Steep driveways, tight lots and second-story-only access add handling time.
- Ventilation corrections. Ridge vent with adequate intake usually adds $400–$900 and pays for itself in shingle life in this climate.
- Code items. Lexington and Richland county permits, drip edge and ice-and-water in valleys are line items, not extras — they belong in every honest estimate.
Who pays if the damage came from a storm?
Quick answer
If hail or wind caused sudden damage, your homeowner policy pays the replacement cost minus your wind/hail deductible. You pay the deductible — never more, and never less. Rebating a deductible is insurance fraud in South Carolina.
This is where our pricing conversation usually changes shape. Our estimators are professional insurance claims estimators, so we scope storm claims in Xactimate against the same price list your carrier uses, meet the adjuster on the roof, and file supplements for omitted code and access items. See storm damage and insurance claims or read how to file a hail claim in SC.
Get your number in writing
Every Beaver estimate is itemized line by line — tear-off, decking, underlayment, ridge vent, flashing, disposal and permit — so you can compare apples to apples.
- Free 19-point inspection with photos of every slope
- Written estimate within 24 hours
- Insurance claims scoped in Xactimate
- No same-day-only discount pressure
Frequently asked questions
How much does a new roof cost in West Columbia, SC in 2026?
Most Midlands homes land between $9,500 and $26,000 for a complete architectural shingle tear-off and replacement, or roughly $500–$700 per square installed. A 2,000 sq ft Lexington County ranch usually falls in the $12,000–$15,500 range. Metal runs $1,300–$1,800 per square.
Why are roofing quotes for the same house so far apart?
Nine times out of ten the difference is scope, not greed. Cheap quotes often leave out decking replacement, new pipe boots, ridge vent, drip edge, ice-and-water in the valleys, permit fees or dumpster costs — then add them back as change orders. Ask every bidder for a line-item estimate and compare the same items.
Do you charge for an estimate or an inspection?
No. The 19-point inspection, the photo report and the written estimate are free, whether you file a claim, pay cash, or decide to wait a year.
Can I finance a roof replacement?
Yes. We offer monthly payment options through third-party lenders, and on approved insurance claims most homeowners only pay their deductible. See the financing page.
Is it cheaper to repair than replace?
Almost always in the short term — repairs run $375–$2,800. But if the roof is past 20 years, has widespread granule loss, or has three or more active leak points, repair money is rent. Our repair-or-replace guide walks the decision.
Do you match insurance company pricing?
We write to the same price list your carrier uses. Because our estimators write claims for a living, our scope usually reconciles to the adjuster's Xactimate estimate — and when it does not, we file a supplement with photos and code citations rather than asking you to cover the gap.
Talk to a person instead
Our office on Leaphart Road answers the phone Monday–Friday, 8am–5pm. After hours, the on-call estimator handles emergency tarping.
What happens next
- We call you back within one business hour.
- A real roofer walks the roof — 19 checkpoints, photos of every slope.
- You get a written estimate and, if it's storm damage, a claim-ready damage report.
- You decide. No high-pressure close, no same-day-only pricing.
No-pressure next step
Ready for a straight answer about your roof?
Free 19-point inspection, photo report the same day, and a written Xactimate-grade estimate you can hand to your insurance adjuster.
Why homeowners call us first
- Our estimators handle insurance claims every day — we write in Xactimate, the same platform your carrier uses, and can walk you through the process every step of the way.
- 4.9 ★ from 440+ Google reviews.
- We meet your adjuster on the roof, file supplements, and handle the paperwork.
- Local Lexington County crews — never subcontracted storm chasers.