What happens if you skip the permit (and you needed one)
- Stop-work orders and fines: City inspectors often discover unpermitted roof work during routine inspections or neighbor complaints; Conway assesses $500–$1,500 stop-work penalties plus mandatory permit fees (which double if pulled after-the-fact).
- Insurance claim denial: Roof-replacement work without a permit and final inspection can void your homeowner's insurance coverage for roof-related claims, leaving you uninsured for wind damage or leaks.
- Resale disclosure hit: South Carolina requires disclosure of unpermitted work on the Transfer Disclosure Statement (TDS); buyers can demand price reductions or walk away, and you may need to remediate before closing.
- Deck inspection failure: If the existing roof deck has rotted sheeting or inadequate fastening (both likely if you're doing a tear-off), unpermitted work means no inspection catch — leading to premature failure, water damage, and mold liability.
Conway roof-replacement permits — the key details
The core rule is IRC R907 (Reroofing), which the City of Conway enforces via the 2015 IBC. Any full tear-off-and-replace, or any material change (asphalt shingles to metal, shingles to tile, architectural shingles to 3-tab, etc.) requires a permit and at least two inspections. The reason: a tear-off is a structural inspection opportunity. Inspectors verify that the roof deck (typically plywood or OSB) is sound, fastened correctly per IRC R605 (nailing patterns), and free of rot — common in humid South Carolina climates where attic ventilation and flashing failures allow moisture intrusion. If the deck is soft, splintered, or undersized, the inspector will flag it and require sistering or replacement before you can proceed. Patching repairs under 25% of the roof footprint (roughly 300 sq ft on a 1,200-sq-ft roof) do not require a permit; neither does like-for-like replacement of damaged shingles in a single area. But the moment you tear off more than 25%, or the moment you touch the deck, a permit is triggered. Most contractors pull the permit automatically because it protects them and you — the final inspection proves the work meets code, which matters for insurance and resale.
Underlayment and fastening specifications are non-negotiable in Conway's humid, coastal climate. IRC R905.2 (asphalt shingles) mandates ASTM D226 Type II or D6380 synthetic underlayment, with ice-and-water shield extending a minimum of 24 inches above the eave line on all slopes. This rule exists because South Carolina's warm-humid climate creates condensation risk — pluff-mud areas near tidal zones see freeze-thaw cycles in winter, and ice damming can trap water under shingles. The permit application must include a material data sheet specifying underlayment brand and type; inspectors will reject applications that list only 'felt' or '30-pound tar paper' without an ASTM spec. Fastening is equally strict: asphalt shingles require 4 fasteners per shingle (6 in high-wind zones); metal roofing requires stainless or corrosion-resistant fasteners per NEC 230.40 (salt-spray durability in coastal areas). The inspection at deck stage is your chance to verify fastening before the roofer covers it — inspectors will spot-check nailing patterns and deck condition before signing off. If the roofer has cut corners on underlayment or fastening, the inspector will call it out and require rework, which delays your project 1–2 weeks but saves you from premature failure.
A critical gotcha in Conway is the three-layer rule. IRC R907.4 states: if the existing roof already has two layers of shingles (plus the original), you must remove all old shingles down to bare deck before installing new ones. Many homeowners assume they can overlay a third layer; inspectors will deny the permit application or call out the violation during deck inspection. The reason: multiple layers trap heat and moisture, accelerate deterioration, and hide damage. In Conway's 2015 IBC adoption, this rule is explicit and enforced. Before you apply, count the shingle layers by checking the ridge line or having your contractor photograph the roof cross-section. If there are two or more existing layers, budget for full tear-off labor (roughly 20–30% of total roof cost) and disposal fees ($300–$600 for a typical residential roof). If you're on your first or second layer, an overlay is permissible, which saves money — but you still need a permit because you're changing the load on the structure slightly and you must verify deck nailing and material specs. The permit application will ask 'How many existing layers?' — answer honestly, because the inspector will verify in the field.
Conway's Building Department requires a roofing contractor to be licensed under SC Code § 40-11-360 or the homeowner must be the applicant and work-performer (owner-builder rule). If a licensed contractor pulls the permit, they sign the application and take responsibility for code compliance; if you're the owner-builder, you pull it yourself and sign the affidavit. The department will provide a roofing-application form (usually 1–2 pages) asking for: property address, roof area (sq ft), existing material, new material, underlayment spec, fastening schedule, deck condition notes, and contractor license number or owner-builder declaration. Permit fees are typically $150–$350 depending on roof square footage (often charged at $1.25–$3.00 per 100 sq ft, plus a base administrative fee). Processing is usually same-day or next-business-day if submitted over-the-counter with complete docs; mail-in or online portal submissions may take 2–3 business days. Once issued, the permit is valid for 6 months; work must be completed and inspected within that window. Two inspections are standard: (1) deck and underlayment, before shingles are installed, and (2) final, after shingles/flashing are complete. Each inspection is called within 24–48 hours and typically takes 15–30 minutes. If either inspection fails, the inspector will issue a correction notice with a deadline (usually 7 days) to remedy and re-inspect.
Coastal and tidal considerations are significant in Conway. If your property is in a flood zone (FEMA Zone A or AE) or in the Atlantic hurricane zone, additional requirements may apply: secondary water barriers, roof-deck attachment per High Velocity Hurricane Zone (HVHZ) standards, or FBC Zone 1 (Florida Building Code analogue for high-wind resistance). Conway doesn't fall under strict HVHZ rules (that's Florida-specific), but the city does reference the IBC wind-speed maps (which show 90+ mph design winds for the South Carolina coast). If your roof replacement includes a material change to metal, tile, or architectural asphalt shingles, confirm with the Building Department whether a wind-resistance certification (Class A fire rating, ASTM D3161, or impact-resistance per ASTM D3746) is required. Likewise, if your roof overlooks tidal marshes or the Intracoastal Waterway, fastener corrosion is a real issue — stainless steel (#304) is preferred over galvanized, and the permit application should specify this. The good news: most roofers in the Conway area are familiar with these coastal rules and will spec appropriately, but confirming the spec in the permit application prevents surprises.
Three Conway roof replacement scenarios
Deck inspection and the three-layer rule: why Conway inspectors care
The three-layer rule (IRC R907.4) exists because multiple roof layers trap heat, accelerate shingle deterioration, and hide structural problems. In Conway's warm-humid climate (3A), this is especially critical: an attic sitting 95°F under a two-layer roof will see additional 10–15°F heat gain under a third layer, accelerating nail corrosion and asphalt breakdown. Inspectors are trained to count layers by looking at the roof ridge or by examining a core sample removed during pre-permit inspection. Many older homes in Conway (especially built 1970–1995) have had overlays done without tear-offs, and you may have inherited a two-layer roof without realizing it. Before pulling a permit, have your contractor inspect the roof profile and provide photographic evidence of layer count. If there are two existing layers, IRC R907.4 mandates tear-off to bare deck; no overlay is allowed. This is not a guideline — it is code-enforced by the City of Conway Building Department.
Deck inspection is your window into hidden rot. Once shingles are removed, inspectors look for soft spots, split sheeting, inadequate fastening (less than 6-inch on-center), and undersized material. Plywood or OSB sheeting should be minimum 5/8 inch for 24-inch rafter spacing. If the deck fails inspection, sistering (bolting 2x4 or 2x6 nailers alongside existing rafters) or partial sheeting replacement is required — costs $1,500–$3,000 for a typical roof and delays the project 1 week. Many homeowners avoid pulling a permit to skip this cost, but unpermitted deck repair is a structural liability. If your home later develops roof leaks or ice damming due to inadequate deck, insurance and contractors will ask 'Was a permit pulled?' If not, you may face denial of coverage or forced removal of the new roof and reinstallation after remediation.
The coastal-soil angle: Conway's sandy soils and proximity to tidal marshes mean moisture is always a concern. Proper underlayment and ice-and-water shield are not luxuries — they're code-required barriers against condensation and wind-driven rain. A permit inspection ensures these are spec'd correctly and installed to the full 24-inch (or greater, in high-wind zones) distance above the eave. The inspector will also check that all penetrations (vents, flashing) are sealed and flashed per IRC R803.3. Many unpermitted roofs cut corners on flashing detail, leading to leaks around vents and chimneys within 3–5 years. A permit inspection catches this before the roofing crew leaves the job.
Material specs and fire/wind ratings: what gets pulled into your roofing permit
When you submit a roofing permit in Conway, the material data sheet is critical. For asphalt shingles, you must specify Class A fire rating (ASTM E108), wind rating (e.g., 110 mph or 130 mph UL rating), and impact resistance if applicable (Class 4 per UL 2218 for hail-prone areas — less relevant in coastal Conway but worth confirming). Metal roofing requires fastener type (stainless steel #304 or #410, not galvanized, due to salt spray), gauge (typically 24–26 for standing-seam), and manufacturer's installation spec. Tile roofing triggers a structural evaluation because tile is 8–10 psf vs. asphalt at 2–3 psf — your rafters may need reinforcement. The Building Department will request calculations if you're converting to tile. The reason inspectors care: a shingle that's not Class A can void insurance in some cases, and a wind-rated shingle that's installed under-fastened won't perform as rated.
In Conway's 3A climate (warm-humid with occasional freeze-thaw), ice-and-water shield and underlayment are not optional. IRC R905.2 mandates ASTM D226 Type II (asphalt-felt) or D6380 (synthetic) underlayment, plus ice-and-water shield extending 24 inches above the eave. Some contractors spec only 12 inches to save cost; inspectors will flag this and require extension. Synthetic underlayment (ASTM D6380) is preferred in humid climates because it breathes better and resists fungal growth compared to tar-based felt. A good contractor will spec Synthetic + ice-and-water shield, and the permit application will call this out explicitly. Verify the material spec in the permit application — don't assume the contractor did it correctly.
Fastener corrosion is a real issue in coastal Conway. Galvanized fasteners (which work fine inland) will begin to pit and fail in 10–15 years when exposed to salt spray. Stainless steel (#304 or #410) costs 30–40% more but lasts 40+ years. If your property is within 3 miles of the Intracoastal Waterway or in a tidal-flood zone, the City of Conway may require stainless fasteners as a condition of permit approval. Ask the Building Department during permit application — better to know upfront than be required to replace fasteners at final inspection. Metal roofing spec sheets will call out fastener type; asphalt shingles are typically nailed, so the fastener is under the roofer's control. Insist on stainless if you're in a coastal area.
1101 Oak Street, Conway, SC 29526 (or contact Conway City Hall for building-permit mailing address)
Phone: Contact City of Conway main line and ask for Building/Permit Department | Check https://www.cityofconway.com for online permit portal or email address
Monday–Friday, 8:00 AM–5:00 PM (verify locally; some cities close 12–1 PM for lunch)
Common questions
Can I overlay a third layer of shingles if the first two layers are already there?
No. IRC R907.4 (adopted by City of Conway) prohibits more than two layers. If you already have two layers, you must tear off all existing shingles down to bare deck before installing new ones. The city's inspector will verify layer count before issuing the permit, and again during deck inspection. If you proceed without a tear-off and are caught, you'll face a stop-work order and forced removal, costing $2,000–$3,000 and causing a 2-week project delay.
What is ice-and-water shield, and why is it required 24 inches above the eaves in Conway?
Ice-and-water shield is a sticky, rubberized underlayment (brands: Grace, Adhere, Owens Corning) that adheres to the roof deck and seals around fasteners, preventing wind-driven rain and melt-water from backing up under shingles. In warm-humid climates, the 24-inch requirement (per IRC R905.2) protects against condensation and ice damming in winter freeze-thaw cycles. The City of Conway requires this distance on all slopes; inspectors will measure it at deck inspection and reject applications or plans that specify less than 24 inches.
Do I need a permit if I'm just replacing flashing and gutters, no shingles?
No, flashing-only and gutter-only work are repairs, not reroofing, and are exempt from permitting under IRC R907. However, if you remove shingles to access or replace flashing, and the repair exceeds 25% of roof area, a permit is required. Check with the Building Department if the scope is borderline (e.g., replacing flashing on multiple sides of the roof).
If I am the owner-builder, can I pull the roof permit myself instead of hiring a contractor?
Yes. South Carolina Code § 40-11-360 allows owner-builders to pull permits and perform work themselves. You'll need to sign an affidavit stating you own the property and are performing the work. The permit application process is the same, and you must still pass deck and final inspections. Many homeowners choose to hire a licensed roofing contractor because the contractor bears liability and is familiar with code details; however, owner-builder permits are valid and cost the same.
How long does a roof permit take to process in Conway?
For a complete application (material specs, contractor license, property details, roof area), over-the-counter processing is same-day or next-business-day. Mail-in or online submissions may take 2–3 business days. Once issued, the permit is valid for 6 months; you must complete and inspect the work within that window. If inspection deadlines are missed, the permit may expire and you'll need to re-apply.
What happens if the roof inspector finds soft spots or rot in the deck?
The inspector will issue a correction notice listing the affected area and requiring repair or replacement before the roofing work can proceed. Common solutions: sistering (bolting 2x nailers alongside rotted rafters) or partial sheeting replacement. You'll have 7 days to complete repairs and request a re-inspection, which costs nothing additional but delays the project 1–2 weeks. Cost for deck repair: $1,500–$3,000 depending on extent. This is why a permit is actually protective — catching rot early prevents future water damage and structural failure.
Can I change my roof material from asphalt shingles to metal or tile?
Yes, but it requires a permit and more inspections. Asphalt to metal is straightforward and typically approved same-day if you submit a metal-roofing manufacturer's spec sheet and fastening schedule (stainless steel required in coastal Conway). Asphalt to tile is more complex because tile is 8–10 times heavier per sq ft and may require rafter sistering or structural reinforcement; you'll need an engineer's letter or manufacturer's proof that your current roof structure can handle the load. Tile also requires a structural inspection after deck prep but before installation.
What are the most common reasons the Building Department rejects a roof-permit application?
Missing material spec (e.g., listing only 'asphalt shingles' without brand, class, or wind rating). Underlayment not specified or ice-and-water shield distance not called out. Three-layer roof detected in the field; applicant failed to note existing layers. Contractor license number missing or invalid. Applicant attempting to overlay when two layers already exist. Tie-in flashing or penetration sealing not addressed. Submit a complete application with product data sheets and you'll avoid rejection.
If my roof is in a historic district, do I need extra approval for roof replacement?
Possibly. If your property is in Conway's historic district (verify with City Planning Department), the Historic Preservation Commission may need to approve the roof color and material before the Building Department issues a permit. This typically adds 1–2 weeks to the timeline and may restrict you to traditional colors (black, dark gray, green) or require architectural asphalt shingles instead of metal or tile. Check with Planning before committing to material — it saves a lot of hassle.
What is the typical cost of a roof permit in Conway?
Roof permits cost $150–$350, typically calculated at $1.25–$3.00 per 100 sq ft of roof area, plus a base administrative fee ($25–$50). A 1,200-sq-ft roof costs roughly $175–$225. Material change (e.g., shingles to metal) or tear-off adds complexity and may bump the fee into the $250–$350 range. This is separate from roofing labor and materials, which typically run $4,000–$15,000 depending on scope and material choice.