Historic Roof Restoration: Preserving Character While Meeting Modern Codes

Key Takeaways 

• In Charleston, historic roofs are generally repaired rather than replaced because preservation guidelines prioritize maintaining original materials. 
  
• When properly maintained, historic home roofing like slate, clay tile, and standing seam metal frequently lasts longer than modern shingles. 
  
• Begun in 1931, Charleston's Board of Architectural Review is the oldest board of its kind in the nation and has been greenlighting changes to roofs ever since. 

Introduction 

Charleston has some of the oldest historic roofs in America, with many dating back more than 200 years. 

Every one of them raises the same question: preserve the original roof, or bring it up to modern standards? Proper historic roof restoration achieves both goals: preserving character while meeting modern standards. Here's what preservation boards require, what historic roof restoration costs, and how to balance modern codes with historic character. 

What Historical Roof Restoration Actually Involves 

This type of work involves restoring and reinforcing existing roof structure and materials instead of ripping it off for a fresh start. In Charleston's historic districts, this isn't just a preference for its policy. According to the city's Board of Architectural Review, historic roofs should be repaired, not replaced, whenever feasible. 

That includes matching slate sizes, reusing salvageable clay tile, and patching standing seam metal rather than replacing it with newly manufactured panels. An experienced restoration contractor should view the existing roof as the baseline, not the enemy. 

Historic Home Roofing Materials Worth Preserving 

Rather, these materials were often constructed to endure far longer than what encases new homes today. Slate has longevity that could easily range over a century. When standing seam metal is maintained properly, it routinely outlasts three or four asphalt shingle roofs added over precisely the same period. 

Wood shingles and clay tiles require more maintenance, but they are preserved because they match the home's historic period. In fact, ripping them out to install modern shingles typically doesn't even pass the first round with a preservation board, and therefore matching the original material is usually your only ticket to approval. 

Finding a Contractor Who Understands Older Roofs 

Century-old materials are not the easiest to work with, and not every roofer can handle them well. Request photos from older jobs on houses of similar age and inquire if the crew has filed plans with a neighborhood review panel previously. If a contractor hesitates, they may not have enough experience working in historic homes. 

Not Sure Where to Start? 

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Where Modern Roofing Code Meets a Historic Roof 

Building codes still apply to historic homes. They require proper wind resistance, decking, and ventilation. They still require wind uplift resistance, appropriate decking, and ventilation even on a roof that is 200 years old. The secret is to make code meet from beneath, where nobody on the street can see it. 

An aged roof can meet today's code standards without the need to replace a visible shingle or piece of slate tile, through hidden fasteners and upgraded underlayment or reinforced decking. And this is where a seasoned contractor makes money. Some genuine difficulty when meeting code and reusing the original roof. 

The city's Board of Architectural Review, created in 1931, was the first preservation review board established in America. City of Charleston, Board of Architectural Review. Almost a century later, it still reviews any roof alteration that can be seen from the street in city historic districts. 

The Bottom Line 

A historic roof is also not just an older one. That is a feature all over the street that defines character. This preservation method secures that charm without drawing attention to the fact that all roofs in South Carolina must pass the same strict standards set for safety. Know a contractor that knows both sides before anything ever pops the tile off? 

Want to restore your historic roof the good way? 

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Frequently Asked Questions 

1. Does restoring a historic roof cost more than a regular reroof? 

Usually, yes. Historic work is more costly because sourcing matching slate, tile, or metal panels will drive the price versus standard shingles, and skilled labor for this type of historic work has become increasingly scarce. Many owners discover that it's still less expensive than required restoration of a mismatched replacement flagged by a review board as code-violating. 

2. Am I allowed to replace a historic roof with modern materials? 

In the vast majority of Charleston historic districts, no, not if that roof can be seen from the street. Membership organizations often require material matching original or close approved substitute(s). 

3. What Building Code Requirements Apply to Historic Homes? 

Historic and modern roofs are equally subject to the same wind, decking, and ventilation requirements. They meet those requirements in technically different ways, without altering the roof's visible appearance. 

4. How do I know if my home needs to be approved by the board to re-roof? 

Check with your local historic commission if you live in a designated historic district; approval almost always is required for roofs visible from a public street. A local roofing contractor who knows the drill can inform you in no time.