A new house still needs a roof check before you close. Building inspectors check the roof at set points during construction, but they aren't working for you. Your best protection is a short list of photos, written questions and dated notes, plus one more look before the first year runs out.
This guide covers the roof on a newly built home in the Midlands, from Columbia and Blythewood to Lexington and Chapin. It explains what gets inspected while the house goes up, what to ask the builder in writing, what South Carolina law says, and how to report a problem.
What inspections does a new roof pass during construction?
Every new house needs a building permit, and the local office inspects in stages. None of the Midlands offices we checked lists a stand-alone "roof inspection" for a new house. The roof gets looked at as part of the sheathing and framing stages, before walls and ceilings are closed up.
Roof-related checkpoints on new homes, by office
| Office | Stage that covers the roof | What the office says |
|---|---|---|
| City of Columbia | Rough-in and frame inspection | Made once the roof, framing, fire blocking and bracing are in place. Roofing is on the list of work that must not be concealed until the rough-in and framing inspection is approved. |
| Richland County | Sheathing inspection, then framing rough | Sheathing is its own "pre rough-in" stage. House wrap and framing rough follow. The permit holder must schedule each one. |
| Town of Lexington | Framing inspection | The town's inspection sheet lists sheathing, vapor barrier, roofing and flashing under framing. |
Other offices, such as unincorporated Lexington County, Irmo and Chapin, run their own inspection schedules. Our Midlands roof permits hub lists every office. If your subdivision isn't on the table, call that office to confirm which stage covers the roof.
What the Certificate of Occupancy means
The Certificate of Occupancy (C.O.) is the local government's sign-off that a new house can be lived in. The City of Columbia's inspections page says a C.O. is issued only after construction and the electrical, gas, mechanical and plumbing systems are completed to code, and after the final inspection.
The C.O. date matters for more than move-in day. Under S.C. Code §15-3-640, a C.O. for new construction is proof of "substantial completion" unless you and the builder agree in writing to a different date. Several legal clocks start there, so keep a copy.
A passed inspection is not a roof review
Code inspections check minimum requirements at a single point in time. The office pages don't list every roof item an inspector looks at, and an inspector isn't hired to represent you. Treat a pass as one piece of evidence, not the whole story.
Before closing: the pre-drywall visit and the final walkthrough
You get two good chances to look before the house is yours. Ask the builder in writing to schedule both, and ask what site rules apply (hard hats, escorts, dates).
At pre-drywall
Before insulation and drywall go in, the underside of the roof deck is open to view from inside. You can see the sheathing, the trusses or rafters, and where vents and pipes pass through. Walk through with a phone camera and shoot every room's ceiling framing and the full attic area.
- Water stains or dark patches on the underside of the roof sheathing.
- Daylight showing at the ridge (that is often the ridge-vent slot) and whether it lines up with what the plans call for.
- Every pipe, flue and duct that passes through the roof, so you know where to look later.
- Where bath and kitchen exhaust ducts end. Ask the builder to show you each termination point.
- The soffit areas at the eaves, where intake air will enter.
Our pre-drywall roof check goes item by item.
At the final walkthrough
From the ground, the finished roof should look even. Use binoculars or your phone's zoom rather than a ladder. Note anything you want fixed in writing before you sign.
- Shingles that are broken, creased, lifted or missing, especially at edges and ridges.
- Metal flashing where the roof meets a wall, chimney chase or dormer.
- Valleys where two roof slopes meet.
- Gutters that sag, have gaps at seams, or end without a downspout.
- Downspouts that dump water right against the foundation.
This matters because of timing. The Residential Builders Commission's Residential Construction Standards say broken shingles must be replaced if they are reported to the contractor in writing before occupancy. Put them on the walkthrough list.
What to photograph and keep
- The whole roof from each side of the house, with the date visible in the photo data.
- Close-ups of any item on your punch list.
- The attic from the access hatch, including insulation at the eaves.
- The shingle wrapper or label if any bundles are left on site. It names the product and color.
- The C.O., the final inspection record and the permit number.
The builder warranty: what to ask for in writing
South Carolina's residential builder law, Title 40, Chapter 59, doesn't set a required length or form for a written builder warranty. The Commission's construction standards also say they don't create, limit or modify a warranty. So the document you sign is what defines your coverage. Ask for it before closing and read the roof parts closely.
- How long does the builder warranty last, and when does it start: closing, C.O., or another date?
- Does it cover roof leaks and roofing workmanship? For how long?
- Does it cover flashing, gutters and downspouts, or are those excluded?
- How must a claim be submitted (portal, email, letter), and to whom?
- Who installed the roof? Ask for the company name so you can check its registration.
- Which shingle product and color were used, and on what date was it installed?
- Has the manufacturer's warranty been registered? If not, will the builder do it or give you what you need?
- Are there any third-party or extended warranties, and who administers them?
Workmanship versus manufacturer coverage
Two kinds of coverage can apply to a roof. A workmanship warranty covers how the roof was installed, and it comes from the builder or roofing company. A manufacturer's warranty covers the materials, and its terms come from the shingle maker. A leak at a flashing joint is usually an installation question; a shingle defect is a materials question.
Manufacturers often ask for details when a warranty is registered. For example, Owens Corning's homeowner registration help page asks for the product, color, quantity, installation date, accessory products used, and supporting documents such as proof of purchase or ownership. Other makers have their own steps. Ask the builder for these details now; they are hard to rebuild later. Our roofing warranties guide explains the general types.
What South Carolina law gives you
A few state rules shape a new-home roof complaint. Here is what the statutes and Commission documents say, in plain terms.
South Carolina rules that apply to new-home roof problems
| Rule | What it says | Source |
|---|---|---|
| Statute of repose | No action over a defective improvement to real property may be brought more than eight years after substantial completion. Normal limitation periods still run inside that window. | §15-3-640 |
| Proof of completion | For new construction, a C.O. is proof of substantial completion, unless the contractor and owner set a different date in writing. | §15-3-640 |
| Longer coverage by contract | Owners may contract, before substantial completion, for protection against defects lasting beyond eight years. Building permits must carry a bold notice of this right. | §15-3-640 |
| General contract limit | An action on a contract must generally be brought within three years. | §15-3-530 |
| Notice before suing | A homeowner must serve a written notice of claim on the contractor at least 90 days before filing an action over a dwelling construction defect. | §40-59-840 |
| Builder's response window | The contractor has 30 days from service to inspect, offer to repair, offer to settle or deny. No response in 30 days counts as a denial. | §40-59-850 |
| Commission inspection window | LLR inspects Performance Standards issues, including roofing, that the homeowner identified within 12 months after substantial completion. Code and manufacturer-spec issues: not beyond eight years. | Residential Construction Standards, Ch. I |
The Notice and Opportunity to Cure Act
The South Carolina Notice and Opportunity to Cure Construction Dwelling Defects Act is Article 5 of Title 40, Chapter 59. It applies to dwellings, defined as single-family houses, duplexes, and multifamily units of up to sixteen units and three stories. The notice must say you assert a construction defect, describe it in reasonable detail, and describe any results you know of.
The Act defines "serve" as personal service or certified mail to the contractor's last known address. If the contractor says your notice isn't clear, it must ask for clarification within fifteen days. You must allow reasonable access to inspect, and to repair if you agree to repairs. If you file suit first, the court must pause the case on request until you comply.
The Act also defines a construction defect. It includes defective materials, code violations, and work that misses accepted trade standards for good and workmanlike construction. Under the same definition, meeting the code in effect conclusively establishes workmanlike construction for the matters that code covers.
Filing a complaint with the Residential Builders Commission
The Commission, part of SC LLR, licenses builders and registers specialty contractors such as roofers. Under §40-59-80, a complaint must be in writing and sworn. The Commission's complaint page links an online form and says forms are also available at (803) 896-4470. A complaint is a licensing matter between the State and the contractor; it isn't a lawsuit for damages.
This isn't legal advice
This section summarizes statute text. It doesn't tell you whether a deadline applies to your situation or when a clock started. Your purchase contract and warranty may add steps. Talk to a South Carolina lawyer about your contract before you rely on any of these dates.
The 11-month walkthrough: roof and gutter checklist
Many builders offer a walkthrough near the end of the first year. The timing lines up with the Commission's 12-month window for Performance Standards items, which counts from substantial completion. Look before month twelve and report in writing.
11-month roof and gutter checklist
| Area | What to check | How to check safely |
|---|---|---|
| Shingles | Missing, lifted, creased or broken shingles; bare spots; uneven lines | From the ground with binoculars or zoom; after a windy week |
| Ridges and hips | Caps lifted or missing; ridge vent loose | From the ground at several angles |
| Wall and dormer flashing | Gaps, bent metal, missing sealant, stains on siding below | From the ground and from inside the room below |
| Chimney chase or flue | Flashing gaps; stains on ceiling or attic framing near it | Ground view, then attic with a flashlight |
| Valleys | Granules piling up, debris, shingles cut unevenly | From the ground or an upstairs window |
| Roof pipes and vents | Cracked boots, rusted collars, stains around them in the attic | Attic, after a rain |
| Attic | Damp insulation, stained sheathing, daylight where it shouldn't be, blocked soffit intake | Stand on framing or a walkway only |
| Ceilings | New stains, bubbling paint, sagging drywall | Every room, especially top-floor rooms |
| Gutters | Leaking seams, sagging runs, water pouring over the front edge | During or right after a rain |
| Downspouts | Loose joints, missing extensions, water pooling at the foundation | During or right after a rain |
The construction standards set some expectations worth knowing. Roofs and flashing should not leak under normally anticipated conditions. Gutters should not leak, though they may overflow in heavy rain, and keeping them clear is the homeowner's job. Some vent leaks during driving rain are treated as normal. Our printable 11-month checklist breaks this into steps.
Ventilation is easier to judge with context. Our roof ventilation guide explains intake and exhaust balance, and ridge vents vs box vents covers mixed systems. For underlayment and drip edge rules, see underlayment code in South Carolina.
How to report a roof problem to the builder
Report in writing every time, even if you also call. A phone call leaves no record of what you said or when. Follow the claim steps in your warranty first.
- Write down the date you first noticed the problem and the weather that day.
- Take wide photos that show where the problem is, then close-ups. Add a short video if water is moving.
- Describe what you see, not what you think caused it. "Brown stain on the bedroom ceiling below the front dormer" is enough.
- Send it through the channel your warranty names. Keep a copy and any confirmation.
- Log every reply, visit and repair, with dates and names.
- If the repair doesn't hold, report it again in writing and attach the earlier report.
The standards note that a roof's performance depends on several trades, including siding, masonry and plumbing. When a leak appears, the contractor is expected to inspect and decide which trade makes the repair. Clear photos help that go faster. Our guide to a new home roof leak in South Carolina covers temporary protection and the statutory notice.
When to bring in an independent inspection
An independent look makes the most sense at four points: before drywall, before closing, before the 11-month walkthrough, and after any leak the builder says is fixed. Bring the photos and dates you've kept.
In South Carolina, anyone who sells home inspections must hold a home inspector license from the Residential Builders Commission, under §40-59-520. Licensed residential builders, general contractors and engineers are exempt from that license under §40-59-530. A home inspection covers what is visible and readily accessible, and the scope can be narrowed or widened by agreement, so ask what the roof portion includes.
A roofer can also look closely at flashing, shingles and attic ventilation. Cola City Roofing offers free inspections if you'd like a second look at a new home's roof.