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A new roof for your Irmo home
Roof replacement in Irmo, SC follows a clear path once you know who issues the permit and what the code requires, and this page lays out both. The town was incorporated on December 24, 1890, and takes its name from two railroad figures, Mr. Iredell and Mr. Moseley, per its history page. The Town of Irmo spans Lexington and Richland counties, and one permit process covers both sides inside town limits. Lake Murray Construction is a family owned roofer based at 230 Joe Free Rd in Chapin with more than 20 years of experience, and we start with a complimentary roof inspection, photos and an estimate in writing before any work begins.
Each replacement is a full tear off and a new asphalt shingle roof. Our roof replacement service page covers the work and the roof styles, and our Irmo roofing company page covers repairs, inspections and storm work in town. We also handle repairs for roofs that still have years left. Call (803) 708-6628, Monday to Friday, 9:00 am to 5:00 pm.
- Tear off to the roof deck on every job
- Asphalt shingles in a range of profiles
- Photos and a written damage report
- Estimate in writing before work begins
- Most homes done in a day or two, weather permitting
- Clean yard, swept for nails
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Roof replacement photos
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Get a Free EstimateWhy Irmo homeowners hire us for replacements
Repair First When It Works
If a repair will keep the roof sound for years, we say so and explain why. Replacing a roof too early helps no one.
Full Tear Off
Old shingles come off down to the deck, because covering them hides problems from view. The deck gets a look before anything new goes down.
Paperwork in Order
You get photos and a written report of the roof, the record your insurer will ask for.
Licensed, Insured, Family Owned
Lake Murray Construction is family owned, licensed and insured, with more than 20 years of roofing experience.
Five steps to a new Irmo roof
- 1
Request the Inspection
Phone or send the form, and we come out at a time that suits you.
- 2
Measure the Wear
We check for cracks, curling, missing shingles and poor sealing on every slope.
- 3
Get the Estimate
Our findings, photos and the estimate arrive in writing before any work begins.
- 4
Replace the Roof
With your approval, we strip the old roofing and install the new shingles, most homes in a day or two, weather permitting.
- 5
Wrap Up
The yard gets cleaned and swept with a magnet, and we inspect the finished roof before we call the job done.
Signs an Irmo roof is due for replacement
Shingles wear out from the top down. Curling or cracking across large areas, bare patches where granules have washed off, and leaks showing up in more than one room all suggest the roof is near the end. A single leak after a storm is more often a roof repair. The inspection photos show you which describes your roof.
Layering is not a shortcut either. Chapter 9 of the residential code requires a replacement to remove the old roofing down to the deck and forbids a new layer on a roof that already has two. We take the old roof off every time, so the deck under it is in plain view before the new shingles go on.
Irmo reroof permits, step by step
Roofing is on the list
The town's planning page counts roofing among the services that need a building permit.
The permit issuer
CC&I Services LLC issues building permits and certificates of occupancy for every property in Irmo, on either side of the county line, per the town's permits page. Phone 864-586-6111.
A copy of the contract
Irmo's master fee schedule asks applicants to include a copy of the signed contract when the work is not new construction.
Contractor license
Contractors with an out of town address, ours included, need Irmo's out of town business license.
Questions for Town Hall
Town Hall is at 7300 Woodrow Street, (803) 781-7050, with permit email at permits@townofirmosc.com.
Outside the town
For addresses outside town limits on the Lexington County side, the county FAQ calls for a permit to renovate and advises homeowners to require the contractor to obtain it. Applications go through the county online portal.
Code requirements for a new shingle roof
The code in force
The 2021 South Carolina Residential Code has applied since January 1, 2023, and the 2024 edition takes effect January 1, 2027. Cities and counties enforce what the Building Codes Council adopts.
Slope and underlayment
Under Chapter 9, asphalt shingles need at least a 2 in 12 slope, and the underlayment doubles from 2 in 12 up to 4 in 12.
Four nails minimum
Every strip shingle is fastened with at least four nails.
Drip edge and wind
Drip edge goes on at eaves and rakes, and the shingles must pass the ASTM D7158 wind test.
Irmo heat, rain and storm wind
Weather sets the pace for roof wear here. National Weather Service data for Columbia Metropolitan Airport show about 81 days a year at 90 degrees or hotter and, under the 1991 to 2020 normals, 45.24 inches of rain, heaviest in June, July and August. Heat ages asphalt, and summer downpours find any gap a tired roof has opened.
Severe storms cluster from April to July, when the Columbia office issues most of its warnings. A microburst on August 15, 2023 sent an 88 mph gust across the airport, the highest it has recorded. Days like that are why the code sets nailing, drip edge and wind test rules for shingles.
Insurance, contracts and checking a license
If storm damage is behind your replacement, follow the order the Department of Insurance claims guide sets out: make temporary repairs to prevent more damage, save every receipt, and wait for the adjuster to agree on the scope before signing a repair or replacement contract. Our written report and photos give the adjuster a record to review. If water is still coming in, the temporary cover comes first.
Licensing is easy to confirm. The state Residential Builders Commission licenses residential builders and specialty contractors, and its licensee lookup searches by name, license number, city or company. Ask for a license number and check it yourself before you sign.
Serving Irmo and the Midlands
We repair and replace roofs across the area, including
Every job starts with a complimentary roof inspection.
Irmo roof replacement questions
Does a roof replacement in Irmo need a permit?
Yes. The town lists roofing among the services that need a building permit, and CC&I Services LLC issues it for properties inside town limits. Questions can go to Town Hall at (803) 781-7050.
Why does the town want my contract?
For work other than new construction, Irmo asks for a copy of the signed contract with the permit application.
How long will the replacement take?
Most single family homes are done in a day or two, weather permitting. We tell you the plan before we start.
Can you shingle over my existing roof?
No. We remove the old roofing to the deck on every replacement. The code also bars a new layer on a roof that already has two.
What shingle options do I have?
Asphalt shingles in a range of colors and profiles. The roof style preview on our roof replacement page shows them.
Can I stay home during the work?
Yes. It is loud, so take fragile items off the walls and shelves on the top floor.
Still have questions? Call (803) 708-6628 or request your complimentary estimate.
Ready for a Roof You Can Count On?
Reach out today for a complimentary roof inspection and estimate.