Pawleys Island Roofing: Protecting Historic Coastal Homes

To understand roofing on Pawleys Island, you need to understand the island itself. Rice planters began settling here in the early 1700s, seeking refuge from the malaria mosquitoes that plagued their Waccamaw River plantations during summer months. By 1822, cottages had begun appearing on the island. By 1858, eleven cottages stood on Pawleys Island -- structures built in the West Indian architectural style adapted specifically for this climate.

That West Indian style is directly relevant to roofing. These original structures were designed for maximum ventilation: porches on multiple sides, high brick foundations to protect against storm surge, large chimneys, and breezeways connecting the main house to detached kitchens. The roofing on these homes was not an afterthought -- it was engineered for a subtropical coastal environment before anyone used that term.

George Washington himself visited the Alstons at nearby plantations in 1791, and the character of the island has remained remarkably consistent since then. The community has resisted the kind of intensive development you see elsewhere along the Grand Strand. This is a place where cottages from the late 1700s and early 1800s still stand alongside homes rebuilt after Hugo. That range of construction eras creates a roofing landscape unlike anything else in our service area.

When I approach a roofing project on Pawleys Island, the first question is always: what era was this home built in, and what does its structure require? A pre-Hugo Lowcountry cottage with original heart pine framing and a steep-pitched hip roof needs a fundamentally different approach than a post-1990 beachfront home built on pilings to modern wind code. Both are Pawleys Island homes. Both face the same salt air and storms. But the roofing solutions are different.

The Pawleys Island Historic District contains 12 contributing buildings dating from approximately 1780 to the post-World War I era. These are among the most architecturally significant structures on the South Carolina coast, and roofing them requires a level of care and knowledge that goes beyond standard residential work.

One of the most notable structures is The Pelican Inn at 506 Myrtle Avenue, built in the 1840s as the summer home of Plowden Charles Jenrette Weston of Hagley Plantation. Working on or near buildings like this means understanding that every material choice and installation technique affects structures that have survived nearly two centuries of hurricanes, salt air, and coastal weather.

The town adopted design standards in 2021, and the Architectural Review Board oversees modifications to properties within its jurisdiction -- including tree protection requirements. For historic properties, this means roofing projects may need to consider:

• Material authenticity -- Choosing materials that maintain the historic character of the structure while providing modern storm protection
• Structural sensitivity -- Working with framing systems that may be original heart pine, which behaves differently than modern dimensional lumber
• Color and profile compliance -- Ensuring new roofing materials match the visual character expected in the Historic District
• Weight considerations -- Historic structures may not be engineered for the weight of certain modern roofing materials without reinforcement
• Preservation vs. protection -- Balancing the desire to maintain original character with the need for modern wind and water resistance

A significant preservation concern exists for Pawleys Island: 10 of the oldest structures in the Historic District could potentially be torn down for new beachfront houses. This makes proper roofing and maintenance of these historic structures even more critical. A well-maintained roof is the single most important factor in preserving a historic home's structural integrity.

Also worth noting is All Saints Church, built in the Classical Revival style during 1916-1917, which represents a different set of roofing considerations than the residential cottages -- commercial-scale historic roofing on a structure with significant community and architectural value.

No conversation about roofing on Pawleys Island can avoid Hurricane Hugo. On September 21, 1989, Hugo made landfall north of Charleston with sustained winds exceeding 115 mph and pushed a 12 to 17-foot storm surge directly into Pawleys Island. The results were catastrophic.

One hundred homes were destroyed on Pawleys Island alone. The south end of the island was devastated -- 44 homes between Hazard Street and the southern tip were wiped out. The island was breached in the middle, temporarily splitting it in two. The Pawleys Island pier was destroyed and carried south by the surge, smashing into additional homes as it went.

Hugo did not just damage roofs. It erased entire structures from their foundations. The storm surge lifted homes off their pilings, scattered them across the island, and deposited debris in the marsh creeks. For the roofing industry and for building codes in South Carolina, Hugo was the defining event that changed how we think about coastal construction.

Before Hugo, many homes on Pawleys Island were built to standards that assumed major hurricanes were rare events. Roof-to-wall connections were often simple toenailing -- nails driven at an angle to connect the roof truss to the wall plate. Sheathing was sometimes plywood attached with staples rather than ring-shank nails. Roofing materials were selected for appearance and economy, not necessarily for wind resistance rated to 130+ mph.

Hugo changed all of that. The post-Hugo building code revisions in South Carolina fundamentally altered how roofs are constructed in coastal areas. Today, homes built or substantially renovated on Pawleys Island must meet wind load requirements that would have been unrecognizable to the builders working here in the 1970s and 1980s.

More recently, Hurricane Matthew in 2016 provided another reminder of the island's vulnerability. Matthew knocked out first-floor walls on oceanfront homes, flooded Town Hall, buried Springs Avenue under 2 to 4 feet of sand, and destroyed two-thirds of the island's protective dune system. While the structural damage was less severe than Hugo, Matthew demonstrated that even a Category 1 storm tracking offshore can cause significant damage to Pawleys Island roofs through wind-driven rain, flying debris, and the salt spray that penetrates every gap in a roof system.

On Pawleys Island, the year a home was built -- or last substantially renovated -- determines almost everything about how we approach a roofing project. The dividing line is 1989.

When we replace a roof on a pre-Hugo home, the work often extends beyond just the roofing material. We frequently find that the sheathing needs to be replaced or re-nailed to modern spacing standards, that hurricane straps need to be added at the roof-to-wall connection, and that the underlayment system needs to be upgraded to current code requirements. On a pre-Hugo home, what looks like a straightforward re-roof can become a structural upgrade project -- which is actually a good thing, because it brings the home's wind resistance closer to modern standards.

Post-Hugo homes present a different set of challenges. Many of these homes are elevated 10 to 15 feet on pilings, which means the roof is significantly higher off the ground than a traditional home. This affects staging, material delivery, and worker access. The pilings also create a more exposed roof profile -- wind can accelerate under the elevated structure and create uplift forces on the roof that ground-level homes do not experience.

For the truly historic pre-Hugo structures -- the Lowcountry cottages with original heart pine framing -- the approach is even more specialized. Heart pine is incredibly dense and durable, but it behaves differently than modern lumber when you are driving fasteners into it. It also has a tendency to split if you are not careful with nail placement. These homes were built by craftsmen who understood the material, and the roofing work needs to respect that craftsmanship.

Here is a fact that every Pawleys Island homeowner needs to understand: the entire island sits within a FEMA flood hazard area. There is no part of Pawleys Island that is outside the flood zone. This is not a technicality -- it has direct implications for roofing decisions, insurance requirements, and how we approach every project.

Beyond the island-wide designation, Pawleys Island has two designated "Repetitive Loss" areas -- one at the north end and one at the south end. These are zones where properties have experienced repeated flood damage claims, and FEMA has identified them as areas of heightened risk. Properties in Repetitive Loss areas face additional insurance requirements and may have limitations on how much federal flood insurance money can be spent on repairs versus elevation or relocation.

What does this mean for roofing? Several things:

• Flood insurance is mandatory -- and flood insurance premiums are affected by the condition and type of your roof. A well-maintained, code-compliant roof with proper wind mitigation features can positively affect your insurance profile.
• Substantial improvement rules -- If your home is damaged to more than 50% of its value (including the roof), FEMA requires that repairs bring the entire structure into compliance with current flood regulations. This can mean elevating the structure, which changes the roof's wind exposure profile.
• Material selection matters more -- In a flood zone, your roof may be exposed to flood-driven debris impacts, not just wind and rain. Choosing impact-resistant materials adds another layer of protection.
• Documentation is critical -- We document every roof installation with detailed photos and specifications, which becomes invaluable when filing flood or wind insurance claims after a storm event.

For properties in the Repetitive Loss areas at the north and south ends of the island, roofing decisions should be made with a long-term strategy in mind. If the property has already experienced multiple flood claims, the next significant event may trigger FEMA requirements that go well beyond roof replacement. Understanding this context helps homeowners make smarter investments in their roofing systems now.

Pawleys Island is narrow enough that every home is exposed to salt air, but the specific challenges differ significantly depending on whether your home faces the ocean or the creek.

Oceanfront Homes

Oceanfront properties on Pawleys Island take the full force of Atlantic storms. These homes experience:

• Direct salt spray -- Constant salt-laden mist that strips asphalt granules faster than inland exposure. South Carolina's shoreline erodes approximately 2 inches per year, meaning oceanfront homes are getting closer to the water over time.
• Maximum wind exposure -- No structures between the home and the open ocean to break wind speed. During storms, wind gusts hit oceanfront roofs at full force.
• Sand abrasion -- Hurricane Matthew buried Springs Avenue under 2 to 4 feet of sand. Wind-driven sand acts like sandpaper on roofing materials, accelerating wear on shingles, flashing, and sealants.
• UV exposure -- Reflected UV from the ocean surface and beach sand creates a double dose of ultraviolet radiation that degrades roofing materials faster than the already intense South Carolina sun.

Creek-Side Homes

Creek-side homes face the salt marsh and the Intracoastal Waterway side of the island. Their challenges are different but no less significant:

• Salt from a different source -- Marsh creeks produce their own salt-laden moisture, meaning creek-side homes get salt exposure from both the marsh side and the ocean side (carried by prevailing winds across the quarter-mile-wide island).
• Humidity concentration -- The marsh holds moisture and creates a microclimate of elevated humidity around creek-side homes. This trapped humidity promotes algae and moss growth on roofing materials and accelerates the deterioration of underlayment and flashing sealants.
• Stilted construction -- Many creek-side homes are built on stilts to accommodate tidal flooding. Stilted homes create unique roofing access challenges and expose the underside of the roof deck to moisture rising from below.
• Tree canopy effects -- Creek-side properties often have more tree coverage than oceanfront lots. Overhanging branches drop debris on roofs, trap moisture, and create shade that promotes biological growth. The Architectural Review Board's tree protection duties mean you cannot simply remove overhanging trees without approval.

The bottom line is that salt-laden air corrodes metal components from both directions on Pawleys Island. Standard galvanized flashing, fasteners, and vents that might last 15-20 years inland can deteriorate in 7-10 years on this barrier island. Every metal component on a Pawleys Island roof should be marine-grade stainless steel or premium-coated material rated for coastal environments.

Choosing the right roofing material for Pawleys Island means evaluating every option against three non-negotiable requirements: salt air resistance, wind performance, and compatibility with the island's character. Here is how the most common materials stack up:

My Recommendations by Home Type

Historic Lowcountry cottages: Architectural shingles in colors that complement the traditional character, or synthetic slate for a more period-appropriate appearance. The steep hip roofs common on historic Pawleys Island cottages are already wind-resistant by design, and adding modern impact-resistant shingles with proper underlayment creates excellent protection without changing the home's visual character.

Oceanfront homes (post-Hugo): Standing seam metal in Galvalume or aluminum is the top recommendation. These homes take the worst salt and wind punishment on the island, and standing seam metal provides the best combination of longevity, wind resistance, and salt air performance. The upfront investment is higher, but on an oceanfront Pawleys Island home, metal roofing can last two to three times longer than shingles.

Creek-side stilted homes: Standing seam metal or impact-resistant architectural shingles, depending on the home's design and the owner's preferences. For creek-side homes, algae resistance is particularly important due to the higher humidity environment. Shingles with copper or zinc granules that inhibit algae growth perform noticeably better on the marsh side of the island.

Regardless of material choice, every Pawleys Island roof installation should include: marine-grade stainless steel fasteners, premium self-adhering underlayment at all eaves and valleys, stainless steel or coated flashing, and proper ridge ventilation designed for coastal wind conditions. These components matter as much as the visible roofing material.

Pawleys Island is not static. The South Carolina shoreline erodes approximately 2 inches per year on average, and barrier islands like Pawleys experience the concept of "coastal squeeze" -- the natural tendency of marshes to migrate inland as sea levels change, blocked by existing development that has nowhere to move.

For homeowners making roofing decisions today, these long-term trends matter. A roof installed in 2026 will protect your home through 2046 or 2066, depending on the material. During that time, the island's relationship to the ocean and the marsh will continue to evolve. Storm surge may reach further inland. Salt air exposure may intensify as dunes continue to erode -- Hurricane Matthew destroyed two-thirds of the island's dune system in 2016.

This is why I recommend that Pawleys Island homeowners think about roofing as a long-term infrastructure decision, not just a repair or replacement. The right approach includes:

• Choose maximum-lifespan materials -- On a barrier island with these conditions, the cost difference between a 20-year and a 50-year roofing material is a fraction of the cost of replacing your roof an additional time.
• Invest in structural upgrades during re-roofing -- If you are replacing the roof anyway, that is the time to add hurricane straps, upgrade sheathing attachment, and install self-adhering underlayment. These upgrades may also qualify for SC Safe Home Program grants.
• Plan for increased wind exposure -- As dunes erode and vegetation patterns change, homes that were partially sheltered may become more exposed. Building to a higher wind standard than minimum code provides a margin of safety.
• Document everything -- Detailed documentation of your roof installation, including materials, fastener types, and wind mitigation features, strengthens your position with insurance companies and can lower premiums.
• Schedule regular inspections -- The salt air environment on Pawleys Island means annual roof inspections are not optional. Small issues that might take years to become problems inland can develop in a single storm season on this island.

Pawleys Island has survived since the 1700s because its residents have adapted to the coastal environment rather than fighting it. The West Indian architectural style that the original planters brought here was already optimized for ventilation, storm surge protection, and durability in salt air. The best modern roofing approaches for Pawleys Island follow that same philosophy: work with the environment, not against it.

For more information on roofing services for coastal communities, see our roof replacement services, our metal roofing options, and our free roof inspection page. For information on how hurricanes affect Grand Strand roofing, read our guide on what to do first after hurricane roof damage.