Roof Replacement in Irmo, SC

How much does a new roof cost in Irmo?

Irmo homes are mostly moderate in size, so the square count rarely pushes a price to the top of that range. The shape of the roof does. Our estimate breaks out every line so you can see what is driving your number, and the same rates are published in our 2026 cost guide.

What moves the price on an Irmo roof

• Split-level geometry. Two roof planes at different heights joined by a wall means a long run of step flashing, a wall-to-roof transition and a kick-out at the bottom. That detail work adds labor that a simple ranch of the same size does not need.
• Pitch and height. Steeper two-story colonials need roof jacks and slower, safer production.
• Layers. A house built in the 1980s may still have an older layer under the current shingles. Two layers mean more tear-off labor and more disposal.
• Decking. We replace only the sheets that are actually bad, at $95–$150 per sheet, and we photograph them before they are covered.
• Ventilation. Correcting attic airflow, usually ridge vent plus the intake it needs, typically adds $400–$900.
• Gutters at the same time. Under Irmo's pines most gutters have overflowed for years. Seamless aluminum averages about $11 per foot installed and micro-mesh guards about $7 per foot, and doing both with the roof saves a second trip.

Shingles or standing seam for an Irmo home?

Most Irmo houses get architectural shingles, and they are the right call for a two-story or split-level in a subdivision. Standing seam metal earns its cost on low-slope porches, bay roofs and outbuildings, and it is a common request out in Ballentine and the Dutch Fork, where lots are bigger and barns, shops and wraparound porches are more common. Some homeowners do both: shingles on the main house and metal on the porch.

Homes near the Lake Murray Dam on Irmo's northwest edge, built 1927–1930 at Dreher Shoals, see more wind coming off open water. On those roofs we pay extra attention to uplift at rakes and hips and use a six-nail pattern. Compare the two materials side by side on our metal vs. shingle comparison, see our metal roofing page, or try colors on your own house with the roof visualizer.

Ventilation on split-level roofs

A replacement is the cheapest time to fix attic airflow, and split-levels are where it most often goes wrong. Their ridges are short, so a ridge vent alone cannot move enough air, and many were built with little or no soffit intake. Exhaust without intake just pulls conditioned air out of the house or draws rain in. We measure the attic, work out the net free area it needs, add intake at the eaves first, and then size the exhaust. Sometimes that means ridge vent plus low-profile vents on the upper plane.

What replacement day looks like in an Irmo neighborhood

Most Midlands homes are torn off and finished in one to two days, and we dry the roof in completely every day. Before the tear-off starts we tarp shrubs and beds and protect the driveway. The old roof comes off one section at a time, decking gets checked and replaced where needed, and new underlayment, flashing and shingles go on. At the end we pick up debris by hand and run magnets over the driveway and yard for nails.

If your home is in an HOA, which is common around Harbison, the association may need to approve the shingle color before work starts. We supply the product sheet and color samples for your application, and we schedule around the approval.

Permits and inspection for an Irmo re-roof

A full replacement inside town limits starts with a zoning permit from the Town of Irmo. The building permit and the inspection then go through CC&I Services, the town's third-party building department, whether the house is on the Lexington County or the Richland County side. Irmo-addressed homes outside the town limits are permitted by Lexington County or Richland County instead. We confirm which applies before we schedule, pull the permit and book the inspection, and the permit is a line item on your estimate.

When insurance pays for the new roof

If wind or a falling limb damaged enough of the roof, your homeowner policy may pay for the replacement minus your deductible. Our estimators write the scope in Xactimate, meet the adjuster on the roof and file supplements when the first estimate misses items. If the roof is simply old, we will tell you that instead. See how storm claims work.

Financing and warranty

Payment options are on our financing page, and the coverage choices for a new roof are explained on our warranty page. For the citywide picture of Irmo roofing, see Roofers in Irmo, SC, and our Columbia roof replacement page covers older in-town homes across the river.