Roofs When Buying or Selling a Home in South Carolina: The Complete Guide

A roof is one of the few parts of a house that can change the price, the loan, the insurance and the closing date all at once. A 22-year-old roof on a ranch in Irmo, a newer roof on a Shandon bungalow with no paperwork, a Lexington house where the seller checked "No Representation" on the roof question: each one raises different questions, and South Carolina law answers some of them and is silent on others.

This guide walks through the roof side of a sale from both chairs. It covers what the state's disclosure form actually asks about the roof, what a licensed home inspector is and isn't required to look at, how FHA, VA and conventional loans treat an older roof, what a "roof certification" is (and isn't), and how the roof affects your homeowners insurance in the Midlands. Where a rule comes from a statute, handbook or form, we quote it and link it. Where we couldn't confirm something from a primary source, we say so and tell you who to ask.

The short version

• Most SC sellers must disclose what they know about the roof. The state form asks for the approximate year the current roof was installed and any leaks, repairs or modifications during the owner's time, with dates. It asks separately about gutters.
• "No Representation" is not a way to dodge the question. The form says it should be used only when the owner lacks the knowledge to answer, and that it "does not waive liability if owner is aware or subsequently becomes aware."
• If the roof starts leaking after the form is signed, the seller must correct it. The form uses exactly that example.
• A home inspection is a visual look at what's readily accessible. Under the standard LLR publishes for SC inspectors, the inspector must describe how the roof was inspected but is not required to estimate how many years it has left.
• FHA wants at least two years of remaining physical life. If the appraiser sees less, the appraisal is made subject to an inspection by a professional roofer. VA and Fannie Mae have no fixed remaining-life number.
• There's no official "roof certification" in SC law. It's whatever the roofer writing it says it is, so read it closely.
• An older roof can cost you at claim time. SC's Department of Insurance warns that some policies pay actual cash value on the roof even when the rest of the house is covered at replacement cost.
• Due-diligence deadlines come from your contract, not a statute. Book roof inspections early in that window.

Part 1: Selling with an older or newer roof

For a seller, the roof question usually shows up three times: when you fill out the disclosure form, when the buyer's inspection report comes back, and when the buyer's lender and insurer take their own look. You have the most control at the first step, before a buyer is involved.

How old is "old" for a Columbia roof?

Age alone doesn't decide whether a roof is finished, but it frames every conversation. The typical ranges we use for the Midlands are about 15 to 20 years for 3-tab asphalt shingles, 20 to 30 years for architectural shingles and 40 to 70 years for metal (see how long residential roofs last in Columbia). The home inspectors' association InterNACHI adds a caution on its life-expectancy chart: "Hot climates drastically reduce asphalt shingle life," and roofs in areas with hail, tornadoes or hurricanes may see shorter lives overall. South Carolina's Department of Insurance uses a round number in its consumer claims guide, saying "the useful life of a roof is usually about 25 years."

Those are planning ranges, not promises. Ventilation, installation quality, shade, color and storm history can move a roof well to either side of them. If you want a rough sense of where a roof sits, the remaining roof life estimator walks through the main factors.

Selling with a newer roof

A roof replaced in the last few years is a selling point only if you can prove it. Buyers and their agents will want the year, the material, who installed it and whether any warranty passes to them. A buyer's inspector will also look at the details a quick reroof sometimes skips, such as step flashing along walls, kick-out flashing where a roof edge meets a wall, and whether new shingles were laid over old ones (a roof-over) rather than torn off. Paperwork that answers those questions before they're asked saves a round of negotiation.

If the roof went on within the last few months, there's one more reason to have the paid invoice handy. Under South Carolina's mechanic's lien law, someone who furnished labor or materials can perfect a lien by serving and filing a statement within 90 days after they last furnished labor or materials, and must then bring suit within six months (S.C. Code §§ 29-5-90 and 29-5-120). A final paid invoice and lien releases from the roofer (and, if you have them, from suppliers) help answer a title examiner's or buyer's question about a recent mechanic’s lien.

Selling with an older roof

An older roof doesn't stop a sale. It changes the math. Buyers will price in a replacement, some lenders will want a closer look, and some insurers will want information about the roof before they write a policy. Sellers generally have four paths, covered in more detail below: repair what's clearly failing, replace before listing, offer a credit, or price the house to reflect the roof and sell it as is. SC law expressly allows "as is" agreements (§ 27-50-110), but as-is doesn't erase the duty to disclose what you know.

SC's disclosure form and the roof

South Carolina's Residential Property Condition Disclosure Act (S.C. Code Title 27, Chapter 50, Article 1) applies to sales of residential property with one to four dwelling units, including installment land sales contracts and leases with an option to purchase (§ 27-50-20). The owner must give the buyer a written disclosure statement (§ 27-50-40(A)), and the roof is one of the topics the statute requires the statement to cover: "the roof, chimneys, floors, foundation, basement, and other structural components and modifications of these structural components" (§ 27-50-40(A)(2)). The glossary entry for the Residential Property Condition Disclosure has a one-paragraph summary.

The form itself is published by the SC Real Estate Commission through LLR. The current Residential Property Condition Disclosure Statement carries the header "Effective 6/2023; Updated 6/2025." Section II opens with the question that frames every item: "As owner, do you have any actual knowledge of any problem(s)* concerning?" The asterisk explains that "Problem(s) include present defects, malfunctions, damages, conditions, or characteristics."

The exact roof and gutter questions

Here is the wording of the two questions that apply directly to the roof, as it appears on the 2025 form:

Three other questions on the form often touch the roof even though they don't say "roof":

• Question 18 includes "insurance issues ... that could affect title to the property."
• Question 19 asks about "Room additions or structural changes to the property during your ownership." A new roofline over an addition, a converted porch or a changed roof structure belongs here.
• Question 20 asks about "Problems caused by fire, smoke, or water (including whether any structure on the property has flooded from rising water, water intrusion, or otherwise) to the property during your ownership." Water damage from a roof leak is water intrusion.

What "No" and "No Representation" mean

The form is specific about both answers. Answering "No" means "the owner is stating that owner has no actual knowledge of any problem." It is not a statement that the roof is fine, only that the owner doesn't know of a problem.

"No Representation" is narrower than many people assume. The statute requires the form to let an owner say they are "making no representations as to any characteristic or condition" (§ 27-50-40(B)), and the form explains what that choice means:

In practice, "No Representation" on the roof fits an owner who genuinely doesn't know, such as someone who inherited a house they never lived in, or a landlord who has never been told about roof problems by a tenant. It does not fit an owner who had the roof patched two summers ago. A buyer who sees "No Representation" on Question 5 should treat it as "no information" and plan their own inspection accordingly.

When it's delivered, and the duty to correct

The owner must deliver the form "before a real estate contract is signed by the purchaser and owner, or as otherwise agreed in the real estate contract" (§ 27-50-50(A)). If it isn't delivered, the statute says that failure does not void the agreement, create a title defect or give a reason to delay the closing (§ 27-50-50(B)). The remedy lies elsewhere, in the liability section below.

Things change between contract and closing, and roofs are a common reason. The statute says that if something makes the form inaccurate before closing, "the owner shall correct promptly the inaccuracy by delivering a corrected disclosure statement to the purchaser or make reasonable repairs necessitated by the occurrence before closing" (§ 27-50-60). The form uses a roof as its example: if "new information is obtained or something changes to render the owner's answer incorrect, inaccurate, or misleading (example: roof begins to leak), owner must promptly correct the disclosure."

Seller liability and what it doesn't cover

The liability section is short. "An owner who knowingly violates or fails to perform any duty ... or who discloses any material information on the disclosure statement that he knows to be false, incomplete, or misleading is liable for actual damages proximately caused to the purchaser and court costs. The court may award reasonable attorney fees incurred by the prevailing party" (§ 27-50-65).

Two limits matter just as much. First, the Act doesn't change the parties' rights about "conditions of the property of which the owner has no actual or constructive knowledge" (§ 27-50-40(C)). Second, it "does not limit the obligation of the purchaser to inspect the physical condition of the property" (§ 27-50-80). The disclosure is a starting point for the buyer, not a substitute for an inspection.

Which sales are exempt

Section 27-50-30 lists fifteen kinds of transfers that don't require the form. The ones that come up most often around roofs are:

• Transfers under a court order, including in the administration of an estate, foreclosure sales, bankruptcy trustees and receivers.
• Transfers to a lender in default, or by a trustee or mortgagee in foreclosure (bank-owned and foreclosure sales).
• Transfers "by a fiduciary in the course of the administration of a decedent's estate, guardianship, conservatorship, or trust."
• "The first sale of a dwelling never inhabited", meaning brand-new construction.
• "Real property sold at public auction."
• Sales where "both parties agree in writing not to complete a disclosure statement."
• Transfers between co-owners, to a spouse or lineal relatives, between spouses under a divorce or support order, for unpaid taxes, to or from government, to a residential trust, and timeshare or vacation multiple-ownership interests.

If you're buying through one of these doors, particularly an estate, a foreclosure or an auction, assume you'll get no roof history at all and budget for your own inspection.

Attaching a contractor's report

The form lets an owner attach "a descriptive report from an engineer, contractor, pest control operator, expert, or public agency." It then says: "If owner attaches a report, owner shall not be liable for inaccurate or incomplete information in the report unless owner was grossly negligent in obtaining or transmitting the information." For a seller who isn't sure about an older roof, a written roof assessment attached to the disclosure can give the buyer real information and, per the form's own language, limit the seller's exposure for what the report says. It doesn't replace the owner's own answers about leaks and repairs they know about. Our roof inspection guide explains what a thorough roof assessment usually includes.

Repair, replace or credit before listing

Once you know the roof's condition, the choice before listing usually comes down to four options. None is right for every house; the table sets out the trade-offs.

If a roof is borderline, the repair-or-replace decision helper lays out the usual reasoning, and our roof replacement cost guide explains what drives the price of a new roof in the Columbia area.

If you hire a roofer before listing

Whoever does the work, a few South Carolina rules are worth knowing because the buyer's side may ask about them:

• Registration. Roofers are a "residential specialty contractor" trade under S.C. Code § 40-59-20(7), which applies "when the undertakings exceed five hundred dollars." Roofers register with the SC Residential Builders Commission; there is no exam. You can look up a registration on LLR’s Residential Builders Commission lookup.
• Bond on larger jobs. When a specialty contractor's job for an individual owner "exceeds five thousand dollars" in materials and labor, the contractor must have a surety bond on file (§ 40-59-240(D)).
• Permits. State law tells building officials to refuse a permit for work that requires licensure or registration unless the applicant shows proof of it (§ 40-59-280). Whether a like-for-like reroof needs a building permit depends on the jurisdiction, and we couldn't confirm the rule for the City of Columbia, Richland County or Lexington County from their published pages. Ask the permit office before work starts. In the city, the Development Center is at (803) 545-3222.
• Unlicensed work. A person who was required to register and didn't "may not file a mechanics' lien" or sue to enforce the contract (§ 40-59-30(B)).
• Paying. Pay against completed work rather than far ahead of it, and collect lien releases and a final paid invoice before the last payment.

Insurance claims during a sale

If storm damage shows up while you're preparing to sell, the claim is between you and your insurer. Two SC rules protect you. A residential roofer "shall not represent or negotiate" your insurance claim for you (§ 40-59-25(D)), though you can use a roofer's written evaluation in your own discussion with the insurer. And a contractor may not "advertise or promise to pay or rebate all or any portion of any insurance deductible" (§ 40-59-25(E)); doing so is a misdemeanor. If someone offers to "take care of" your deductible, walk away. The roof insurance claims guide covers the claim process in more depth.

Also remember the disclosure form's Question 20 asks about water intrusion during your ownership, and the duty to correct applies if new damage appears before closing.

Paperwork to gather and warranty transfers

A roof folder answers most buyer questions before they're asked. Gather what you can before listing:

• The contract and final paid invoice for the most recent roof replacement, showing the date, the material and whether the old roof was torn off.
• Invoices for any repairs during your ownership, with dates (these line up with Question 5B on the form).
• Permit number and final inspection record, if one was issued for the work.
• The manufacturer's warranty document and any registration confirmation.
• The contractor's workmanship warranty, if it was written separately.
• Lien releases, if you collected them.
• Any insurance claim paperwork for roof damage during your ownership, showing what was paid and what was repaired.
• Photos of the roof and attic from the time of the work, if you have them.

Do roof warranties transfer to a buyer?

Sometimes. There are usually two separate promises: the shingle or metal manufacturer's warranty on the material, and the installer's warranty on the workmanship. Whether either one moves to a new owner depends on the wording of that specific document. Read both documents for a transfer clause and check three things: whether the manufacturer must be notified within a deadline after the sale, whether there's a transfer fee, and whether coverage changes for a second owner. A workmanship warranty may or may not transfer at all. Put any steps and deadlines in your closing checklist. The glossary entry on transferable warranties and our roofing warranties guide explain the terms you'll see.

Part 2: What an SC home inspection covers

In South Carolina, home inspectors are licensed by the Residential Builders Commission at LLR: "No person may engage in or transact any home inspection business ... unless the person is licensed by the commission" (§ 40-59-520(A)). The statute defines a home inspection as a report on the condition of a residence, covering items "that are visible and readily accessible," and it lets the parties "limit or expand the scope of the inspection by agreement" (§ 40-59-500(4)). A home inspection "does not include a contract or proposal for repair, renovation, or remodeling."

The report must be on a form approved by the commission, the inspector must say which items weren't inspected, and the inspector must disclose the scope and limitations of the inspection before doing it (§ 40-59-560). Some people don't need the home-inspector license, including general contractors, licensed residential builders, architects and engineers (§ 40-59-530), although the statute says they must still follow the conduct rules.

The roofing standard LLR publishes

LLR's Residential Builders Commission posts "SC Standards of Practice for Home Inspectors," and the document it links is the ASHI Standard of Practice, effective March 1, 2014. Section 5 covers roofing:

We could confirm that LLR publishes this standard under that title; we didn't find it written into the commission's regulations, so treat it as the standard LLR points to rather than a specific regulation.

Does the inspector walk the roof?

The standard doesn't say. It requires the inspector to describe the "methods used to inspect the roofing," so your report should tell you whether the roof was walked, viewed from a ladder at the eaves, viewed from the ground, or photographed by drone. The general limits also say the inspector is not required to enter areas or perform procedures that, in the inspector's professional judgment, are likely to be dangerous or to damage the property. A steep, wet or fragile roof may not get walked, and that's within the standard.

What the inspector is not required to tell you

This is where many buyers are surprised. Under the general limitations of the same standard, the inspector is not required to determine:

• "the remaining life expectancy of systems and components", which includes the roof;
• "the causes of conditions and deficiencies";
• "methods, materials, and costs of corrections";
• "future conditions including but not limited to failure of systems and components."

Inspections are "not technically exhaustive," cosmetic imperfections that don't significantly affect performance don't have to be reported, and the inspector gives no warranties or guarantees. Many inspectors do comment on apparent age or condition anyway, and that's useful, but if the report says "roof appears to be near the end of its service life," it's an opinion rather than a measurement. If you need a number for negotiations, a loan or insurance, that's usually when a roofer's inspection comes in. For a buyer-focused walkthrough, see what home inspectors look for.

When to add a roofer's inspection

A separate roof inspection costs time inside a limited due-diligence window, so it's worth adding when it's likely to change your decision or your price. Common triggers:

• The home inspector couldn't walk the roof, or the report says the roof was viewed only from the ground or a ladder.
• The report recommends "further evaluation by a qualified roofing contractor."
• The disclosure says "No Representation" on Question 5, or the sale is exempt from disclosure (estate, foreclosure, auction).
• The seller lists an approximate roof year in the upper part of the typical range for its material, or the year is blank.
• There are ceiling stains, a musty attic, or fresh paint on a ceiling in only one spot.
• The loan is FHA and the appraiser may flag roof life (see Part 3).
• Your insurance agent says the insurer will want roof information before binding a policy.
• The house has a low-slope section, a flat porch roof, skylights, or several roof-to-wall intersections.

What a roofer's inspection usually adds

A roofer is looking at one system, often from on the roof, and will usually give an opinion on remaining life and a price for any work. Ask for the report in writing, with photos, and ask it to say plainly whether the roof was walked, whether the attic was entered, and whether the roof deck was checked for soft spots from above or below. A good report separates "repair now," "watch" and "replace within X years" items rather than mixing them together. Our roofing estimates guide explains how to read a price quote that comes with it.

Credentials to ask about

Ask what the person holds: a home inspector license, a residential builder license, or a roofer registration with the Residential Builders Commission. All three can be checked on LLR’s lookup. If you're choosing a roofer for the eventual work, our guide to hiring a roofer in South Carolina covers registration, bonds, permits and contracts.

Decoding roof language in a report

Inspection reports use a short vocabulary for roofs. Here's what the common phrases usually mean and why they matter at the negotiating table. Each linked term goes to a fuller definition in the glossary.

A report that lists several of these together on a roof near the end of its typical range tells a different story than one isolated nail pop on a ten-year-old roof. Photos of the damaged area and the attic underneath are what let you tell the difference. If the report is unclear, our common roofing problems guide has more on each issue, and the soft-wash cleaning page explains how algae is usually handled.

Negotiating over the roof

Once the reports are in, most roof negotiations end in one of four ways. Which one fits depends on the roof, the loan and how much time is left.

Due-diligence periods are set by your contract

South Carolina doesn't set a buyer's inspection or due-diligence period by statute. The Disclosure Act only preserves "the obligation of the purchaser to inspect" (§ 27-50-80). How many days you have, what happens if you walk away, and whether any fee is refundable all come from your purchase contract. Read that section on the first day and schedule the roof inspection early, so there's time for a roofer's follow-up if the home inspector recommends one.

Making the request specific

Vague requests produce vague results. "Seller to repair roof" leaves room for a tube of sealant. A better request names the problem, the fix and the proof: which slopes or penetrations, repair or full replacement, tear-off or not, who does the work, whether a permit is pulled where required, and what documents (invoice, photos, warranty) the seller hands over before closing. If the buyer's lender has conditioned the loan on roof work, the request should match the lender's wording.

Part 3: FHA, VA and conventional roof rules

The appraiser works for the lender, not for you, but what the appraiser writes about the roof can decide whether the loan closes on time. The three big loan types handle roofs differently.

FHA: at least two years of remaining physical life

FHA's rules are in HUD Handbook 4000.1 (the version we read is marked "Last Revised: 8/12/2026"). Section II.D.3.g, Roof Covering, says:

Note the words: "remaining physical life," not economic life. The same handbook lists "leaking or worn-out roofs" among conditions that require inspection by a qualified individual, and tells appraisers they "may not recommend inspections only as a means of limiting liability." When minimum requirements aren't met, the appraiser conditions the appraisal on the repairs and "the Mortgagee will determine which repairs are required." Minor deferred maintenance and normal wear that don't affect health, safety or soundness can be appraised as is.

For a buyer using FHA on a house with an older roof, the practical step is to find out early whether the roof is likely to be flagged. If a roofer's inspection is going to be required anyway, getting it inside your due-diligence window gives you more room than waiting for the appraisal.

The "three layers" rule isn't current FHA policy

You'll still see "FHA allows a maximum of three layers" repeated online. That line comes from an archived HUD reference guide marked "Content Archived: November 2, 2012." It isn't in the current Handbook 4000.1. The only layer language we found in the current handbook is in the 203(k) rehab guidance: "Roofs that already have two layers of shingles should not be roofed again. Remove the existing shingles, then roof with new shingles."

VA: moisture, future utility, and a layer rule

VA's minimum property requirements are in the Lenders Handbook (VA Pamphlet 26-7), Chapter 12. As of VA's most recent published chapter we could read (Topic 26, Roof Covering, change date March 28, 2019, read from a 2023 archived copy), it says:

So the "three layers" rule is a VA rule, and it applies when a defective roof with three or more layers has to be replaced. VA doesn't set a numeric remaining-life minimum the way FHA does. VA has since moved its handbook to a new site we couldn't read, so ask your VA lender to confirm the current wording.

Conventional (Fannie Mae): condition ratings

Fannie Mae's Selling Guide B4-1.3-06 has no roof-specific life or layer rule. Roofs fall under the general test. Appraisals can be "as is" when "existing conditions are minor and do not affect the safety, soundness, or structural integrity of the property," and properties rated C1 through C5 are eligible as is. C5 describes "obvious deferred maintenance" and "need of some significant repairs." A property rated C6, meaning "substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity", must be appraised "subject to" repairs that bring it to at least C5. If the appraiser isn't qualified to judge a repair, the appraisal is made "subject to" a satisfactory inspection by a qualified professional.

Part 4: What a "roof certification" is

Buyers, agents and lenders sometimes ask for a "roof certification" or "roof cert letter." It sounds official, but we found no South Carolina statute that requires or defines one for a home sale. (We searched the state code; we can't prove a negative with certainty, but nothing turned up.) The closest official items are FHA's requirement that the appraisal be made subject to inspection by a professional roofer when remaining life is under two years, and the disclosure form's option to attach a contractor's report.

That means a roof certification is whatever the roofer writing it says. Before you rely on one, read it for:

• What was inspected and how. Walked, ladder, drone, attic entered or not.
• The opinion given. An estimate of remaining years, a statement that the roof is free of active leaks on the inspection date, or both.
• How long it's valid. Many letters speak only to the date of inspection.
• Whether it's a warranty. A letter that describes condition is not a promise to repair anything later unless it says so, with terms.
• Who is signing. Name, company and registration or license, so it can be checked.
• Conditions. Some certifications are issued only after specified repairs; the letter should list them.

If a lender has asked for one, ask the lender exactly what it must say. Matching the lender's language on the first try avoids a second visit and a delay.

Part 5: Insuring a house with an older roof

Buyers usually need a homeowners policy bound before closing, and the roof is one of the first things an insurer asks about. We found no SC statute or Department of Insurance bulletin that specifically regulates how insurers treat roof age, roof payment schedules or cosmetic-damage exclusions, so practices vary by insurer. Ask the agent early what they need for this roof (age, photos, an inspection) and what the policy will pay on it.

Actual cash value vs. replacement cost

South Carolina's Department of Insurance explains the difference in its post-disaster claims guide. Replacement cost value (RCV) pays to replace damaged property with new, subject to the policy's terms. Actual cash value (ACV) subtracts depreciation. DOI's worked example uses a $15,000 roof that is 10 years old, depreciating $1,000 a year, with a $1,000 deductible: an ACV policy pays $4,000, and an RCV policy pays $14,000.

Two more points from the same guide matter for anyone buying a house with an older roof. First: "Even if you bought an RCV policy, there may be other limits on what the policy will pay for damage to certain surfaces, such as roofs. In some cases, the policy may pay ACV on your roof, but RCV on the rest of your home and property." Second, DOI warns that if a covered loss destroys a 20-year-old roof, "an ACV policy may pay as little as 20% of the cost to replace the roof, since the useful life of a roof is usually about 25 years." The guide also mentions that some policies carry "a special deductible that applies to a specific part of your home, like your roof."

Under S.C. Code § 38-75-755(B)(1)(b), insurers must disclose at issuance and renewal the distinction between replacement cost and actual cash value, the use of depreciation, and that the policy may have time limits for completing repairs to receive full replacement cost. Read that disclosure on the policy you're about to buy, and ask how this roof will be valued.

Hurricane, named-storm and wind/hail deductibles

Some SC policies carry a separate hurricane or named-storm deductible that works differently from the deductible for other losses. SC Regulation 69-56 sets the rules for how they're disclosed and triggered:

• A named-storm deductible can only be triggered by a storm named by the U.S. National Weather Service or the National Hurricane Center, meaning a hurricane, tropical storm or tropical depression. "Any winter storm or weather event named or identified by the news media cannot be relied upon to trigger a named storm deductible."
• The policy face and declarations page must carry a capitalized warning that the policy "CONTAINS A SEPARATE DEDUCTIBLE FOR HURRICANE, NAMED STORM OR WIND/HAIL LOSSES, WHICH MAY RESULT IN HIGH OUT-OF-POCKET EXPENSES TO YOU," with an example based on a $100,000 policy.
• To add or increase such a deductible at renewal, the named insured must sign or initial a disclosure acknowledging they've read the example.

When you're shopping policies for a house you're buying, compare the separate storm deductible, not just the premium. Also know that an insurer generally can't exclude wind and hail from a homeowners policy unless the property is in the area served by the SC Wind and Hail Underwriting Association or the exclusion has been approved by the Director (§ 38-75-1230). That association's area is coastal, and Richland and Lexington counties can't be in it under current law.

Wind-mitigation discounts and claims history

Insurers must tell applicants and policyholders, at issuance and every renewal, "of the availability and the range of each premium discount, credit, other rate differential, or reduction in deductibles" for construction features shown to reduce windstorm loss, and describe what homeowners can do to qualify (§ 38-75-755(A)). If the house you're buying has a newer roof with upgraded features, or you're planning one, ask the agent what wind-mitigation discounts the insurer offers and what documentation it wants. A FORTIFIED Roof designation is one of the things to ask about.

On claims history: "No insurer may nonrenew a policy of homeowners insurance because the insured has filed a claim with that insurer for damages resulting from an act of God" (§ 38-75-790). The statute speaks to nonrenewal by the insurer that paid the claim. It doesn't address premiums or another insurer's decision to write a new policy, so a seller's past roof claims can still come up when the buyer applies. That's another reason sellers should keep claim and repair paperwork together.

SC Safe Home and the fortification tax credit

The SC Safe Home program offers grants for wind-resistance retrofits, and it's often mentioned in articles about SC roofs. For the Midlands, it doesn't currently help. SCDOI's FAQ says the program "awards grant funds to Beaufort, Berkeley, Charleston, Colleton, Dorchester, Florence, Georgetown, Horry, Jasper, Marion and Williamsburg counties." Richland and Lexington aren't on that list, and as of September 24, 2026, the program page said it "is not currently accepting applications." Where it does apply, approval has to come before the work starts.

Statewide, S.C. Code § 12-6-3660 allows an income-tax credit for retrofitting a legal residence against hurricanes, rising floodwater or other catastrophic windstorms. The credit is "the lesser of: (1) twenty-five percent of the cost incurred; or (2) one thousand dollars," and it excludes "ordinary repair or replacement of existing items." Costs paid with Safe Home grant money don't count. Which specific measures qualify is set by DOI regulation, which we did not verify, so we can't tell you whether any part of a given reroof qualifies. Ask a tax professional or the SC Department of Revenue before you count on it.

Part 6: Timelines, the attic and the climate

A typical purchase has a short window for inspections and negotiation, and roof questions tend to need more than one visit. A workable order:

1. Before the offer: read the disclosure form's Questions 5, 6, 19 and 20. Note the roof year and anything listed under 5B.
2. Day one of due diligence: book the home inspector and call your insurance agent with the roof year and material. Ask what the insurer needs.
3. Home inspection: check the report for the method used to inspect the roof and any "further evaluation" recommendations.
4. If needed, roofer's inspection: schedule it right away so you have written findings and a price before your deadline.
5. Negotiate: use the written findings to request a credit, price change, repair or holdback.
6. Appraisal: if the appraiser conditions the loan on roof work or a roofer's inspection, coordinate the wording with the lender.
7. Before closing: collect invoices, lien releases, permit records and warranty transfer steps for any agreed work. Walk through and look at ceilings again.

What to look for in the attic

The attic tells you things the roof surface doesn't. Stains on the underside of the deck, rusty nail tips, damp or compressed insulation, daylight where there shouldn't be any, and signs of bathroom or kitchen fans venting into the attic instead of outside are all worth noting. A Midlands attic in July or August can be dangerously hot by midday, so schedule attic access early in the day if you can. The heat is also a reminder of why attic ventilation matters to shingle life.

Midlands conditions that shape a roof

• Heat and humidity. Long, hot summers and humid air are hard on asphalt shingles and on poorly ventilated attics. InterNACHI's note that hot climates drastically reduce asphalt shingle life applies here.
• Trees, pine needles and gutters. Many Columbia-area neighborhoods have mature pines and hardwoods. Needles collect in valleys and gutters, hold moisture and slow drainage. Gutters are their own disclosure question (Question 6); our gutter maintenance guide covers the upkeep side.
• Shade and algae. North-facing and shaded slopes grow algae and moss faster. Streaks are usually cosmetic; moss that lifts shingles is not.
• Storm season. The Atlantic hurricane season runs June 1 to November 30. Inland Columbia doesn't see coastal storm surge, but tropical systems and summer thunderstorms bring wind and heavy rain. When Helene came through on September 27, 2024, the National Weather Service recorded a 67 mph peak gust at Columbia Metropolitan Airport. If you're closing in that window, ask your insurance agent early when coverage must be bound and whether the insurer restricts writing new policies when a storm is approaching.

If a storm does hit between contract and closing, the seller's duty to correct the disclosure or make reasonable repairs applies (§ 27-50-60), and a fresh look at the ceilings and roof before the final walkthrough is sensible. Our storm damage guide explains what to look for afterward.

Part 7: Agents, landlords and investors

Real estate agents

The Act gives listing agents a specific job: tell the owner in writing about the owner's disclosure obligations (§ 27-50-70). An agent isn't liable for false information on the owner's form unless the agent knew or had reasonable cause to suspect it was false. Neither the listing agent nor the buyer's agent has a duty to inspect the property (§ 27-50-80). But the form itself adds: "The real estate licensee must disclose material adverse facts about the property if actually known by the licensee about the issue, regardless of owner responses on this disclosure." If you know about a roof leak, the seller's "No Representation" doesn't cover you.

Practical habits that help: ask sellers for the roof folder at listing, flag a blank roof year on Question 5A before the listing goes live, get roof and insurance questions to the buyer on day one of due diligence, and put any agreed roof work in writing with specific proof-of-completion terms.

Landlords selling rentals

The Act applies to properties with one to four dwelling units, so most rental houses, duplexes, triplexes and quadplexes are covered unless an exemption applies. It also covers leases with an option to purchase. A landlord who has never lived in the property may genuinely lack knowledge about some items, but repair invoices and tenant leak reports are knowledge. Keep maintenance records by property so Question 5B can be answered with dates.

Investors and as-is buyers

Many investor purchases fall under exemptions: foreclosures, court-ordered and estate sales, auctions, and sales where both parties agree in writing to skip the form. Expect no roof history at all. On these, the roof inspection is your only information, and the loan type (if any) will decide whether the roof must meet FHA, VA or Fannie Mae standards before closing. If you plan to rent the house, factor in the insurance questions above, and if the roof is near the end of its range, price in a full replacement rather than patches; the multi-family roofing guide covers larger rentals.

New construction

The first sale of a home "never inhabited" is exempt from the disclosure form. On a new build, your roof information comes from the builder's warranty, the permit and final inspection records, and your own inspection. Ask what the builder's warranty covers on the roof, for how long, and whether it transfers if you sell.

Warning signs and what to ask

Some findings deserve a direct question before you sign or remove contingencies. This table pairs what you might see with what it may mean and what to ask.

Checklists for sellers, buyers and agents

Seller checklist

1. Find the approximate year the current roof was installed and how you know it (invoice, permit, insurance record).
2. List every known leak, repair and modification during your ownership, with dates, for Question 5B.
3. Answer Question 6 on gutters, and Questions 19 and 20 where the roof is involved.
4. Use "No Representation" only where you truly lack the knowledge to answer.
5. Decide whether to attach a contractor's written roof report to the disclosure.
6. Choose repair, replace, credit or as-is before listing, not in the middle of negotiations.
7. If you hire a roofer, check the registration, ask about permits, and collect a final paid invoice and lien releases.
8. Build a roof folder: invoices, warranty documents and transfer steps, claim paperwork, photos.
9. If anything changes before closing, such as a new leak, correct the disclosure or make reasonable repairs promptly.

Buyer checklist

1. Read the disclosure's roof, gutter, structural-change and water-intrusion answers before you offer.
2. Note your due-diligence deadline from the contract on day one.
3. Call your insurance agent early with the roof year and material; ask about ACV on the roof, the storm deductible and wind-mitigation discounts.
4. Read how the home inspector inspected the roof, and whether the attic was entered.
5. Add a roofer's inspection if the roof wasn't walked, is near the end of its range, has no history, or the loan is FHA.
6. Ask for photos of every roof finding.
7. Put any roof request in writing: problem, fix, who does it, proof of completion.
8. Coordinate any appraisal roof condition with your lender.
9. Before closing, collect warranty documents and follow the transfer steps and deadlines.
10. Recheck ceilings and the attic at the final walkthrough, especially after a storm.

Agent checklist

1. Give the seller written notice of disclosure obligations at listing (§ 27-50-70).
2. Ask for the roof folder and flag a blank roof year or a blanket "No Representation."
3. Disclose material adverse facts you actually know, regardless of the owner's answers.
4. Make sure the buyer receives the owner's disclosure before the contract is signed, or as the contract provides.
5. Remind buyers that inspection and due-diligence deadlines come from the contract.
6. Loop the buyer's lender in early if the roof is older and the loan is FHA or VA.
7. Make any roof agreement specific, with proof-of-completion documents due before closing.