How much does commercial roofing cost in Myrtle Beach?

Commercial roofing costs in Myrtle Beach vary by system type, building size, and complexity. Typical installed costs per square foot: TPO Roofing: $8-12 per sq ft installed ($80,000-120,000 for 10,000 sq ft building) EPDM Roofing: $7-10 per sq ft installed ($70,000-100,000 for 10,000 sq ft building) PVC Roofing: $10-14 per sq ft installed ($100,000-140,000 for 10,000 sq ft building) Metal Roofing: $12-18 per sq ft installed ($120,000-180,000 for 10,000 sq ft building) These costs include removal of existing roof (if needed), new membrane or panels, insulation, flashing, and labor. Coastal properties may require enhanced fastening (adding 10-15% to cost) and specialized materials. Actual costs depend on roof accessibility, existing condition, permit requirements, and project complexity. WeatherShield provides free detailed estimates with lifetime cost analysis showing total cost of ownership including maintenance and energy savings. Call (843) 877-5539 for a free consultation.

How long do commercial roofs last in coastal Myrtle Beach?

Commercial roof lifespan in coastal environments is 20-40% shorter than inland due to salt air, UV exposure, and hurricanes. Expected lifespans with proper maintenance: TPO Roofing: 15-20 years coastal (20-25 years inland) EPDM Roofing: 20-25 years coastal (25-30 years inland) PVC Roofing: 20-30 years coastal (30-40 years inland) Metal Roofing: 40-50+ years coastal (50-60+ years inland) These lifespans assume: Proper installation by certified contractor Hurricane-rated systems with enhanced fastening Bi-annual professional maintenance Prompt repair of minor damage Adequate drainage (no ponding water) Without regular maintenance, expect lifespan to decrease 30-50%. A $3,000/year maintenance program can extend a 15-year roof to 20-25 years, saving $40,000-60,000 in premature replacement costs.

What is the best commercial roofing system for hurricane protection in Myrtle Beach?

For maximum hurricane protection in Myrtle Beach, standing seam metal roofing offers superior wind resistance with ratings up to 160 MPH. However, the "best" system depends on your building type and budget: Best Hurricane Performance: Metal Roofing (Standing Seam): Interlocking panels with concealed fasteners tested to 140-160 MPH. No seams to fail. Exceeds UL 580 Class 90. Ideal for long-term investment. PVC (Mechanically Attached): Heat-welded seams with high fastener density achieve FM 1-90 rating (140+ MPH). Excellent for restaurants and hotels. TPO (Mechanically Attached): Heat-welded seams with enhanced fastening patterns meet UL 580 Class 90 (120 MPH). Cost-effective for warehouses and offices. EPDM (Fully Adhered): Adhesive-bonded systems distribute wind forces across entire membrane. Good performance but requires perfect installation. Critical Requirements for Any System: Specify UL 580 Class 90 minimum (Class 120 for oceanfront), mechanically attached or fully adhered installation (not ballasted), coastal-grade fasteners (stainless steel), and enhanced edge securement. Proper installation is as important as the system chosen.

How often should I inspect my commercial roof in Myrtle Beach?

Coastal Myrtle Beach commercial properties should be inspected minimum twice per year (spring and fall), with additional inspections after major storms. Here's the recommended schedule: Regular Inspections: Spring Inspection (March-May): Post-winter assessment before summer storm season. Check for winter damage, clear drains, repair minor issues before hot weather accelerates deterioration. Fall Inspection (September-November): Post-hurricane season assessment. Document storm damage for insurance, remove organic debris, prepare roof for winter. Additional Inspections: After Named Storms: Professional inspection within 48 hours of hurricanes or tropical storms hitting within 50 miles. Document damage immediately for insurance claims. Heavy Weather Events: Inspect after hail, severe thunderstorms (60+ MPH winds), or unusual weather causing visible damage. Quarterly (Hotels/Restaurants): High-value properties with revenue-critical operations should inspect quarterly to catch issues before they disrupt business. Neglected roofs fail 30-50% faster. A $500 bi-annual inspection prevents $5,000-50,000 emergency repairs. WeatherShield offers annual maintenance plans with scheduled inspections, documentation, and priority emergency response.

Can I install solar panels on my commercial roof in Myrtle Beach?

Yes, but your roof must meet specific requirements before solar installation. Here's what you need to know: Roof Requirements for Solar: Condition: Roof must have 15+ years remaining lifespan (removing solar for re-roofing costs $15,000-40,000) Structure: Building must support additional 3-5 PSF dead load plus wind uplift forces Age: Best installed on new or recently replaced roofs (avoid if roof is 10+ years old) Warranty: Solar penetrations may void membrane warranty unless approved by manufacturer Best Roofing Systems for Solar: Standing Seam Metal: Clamp-on solar mounts attach without roof penetrations. Ideal for solar. TPO/PVC: Ballasted solar systems work well on flat membranes. Penetrations must be properly flashed. EPDM: Can support solar but requires careful flashing of all penetrations. Myrtle Beach Solar ROI: Coastal SC receives 4.5-5 peak sun hours daily. A 50kW system (typical for 10,000 sq ft building) costs $100,000-150,000 installed, generates $12,000-18,000 annual savings, and pays for itself in 7-10 years. Federal tax credit (30%) reduces net cost significantly. We recommend solar-ready roofing systems for new installations. Contact us for coordinated roof + solar design: (843) 877-5539

What is ponding water and why is it a problem on flat commercial roofs?

Ponding water refers to standing water on a flat roof that remains 48 hours or longer after rainfall . It's one of the most common and damaging issues on commercial flat roofs in Myrtle Beach. Why Ponding Water is Dangerous: Membrane Degradation: Continuous water exposure breaks down membrane materials 2-3x faster, causing premature aging and leaks UV Amplification: Water magnifies UV radiation like a lens, accelerating deterioration of top ply Seam Stress: Water weight (62.4 lbs per cubic foot) stresses seams and fasteners, causing separation Biological Growth: Standing water promotes algae, mold, and vegetation growth that damages membranes Structural Load: Deep ponding can overload roof structure (1 inch of water across 1,000 sq ft = 5,200 pounds) Winter Freeze Damage: Freeze/thaw cycles in ponded areas cause membrane cracking and splitting Causes of Ponding: Insufficient roof slope (less than 1/4 inch per foot) Roof deck deflection or sagging between structural supports Clogged or inadequate drainage system Settlement of building or foundation Poor original design or construction Solutions: Install tapered insulation system to create positive drainage, add drains or scuppers in low areas, repair sagging deck, apply polyurethane foam slope correction, or install cricket/saddle structures. Most ponding issues can be corrected for $3,000-15,000 depending on severity—far less than premature roof replacement.

Do I need a permit to replace my commercial roof in Myrtle Beach?

Yes, all commercial re-roofing in Myrtle Beach requires a building permit from the City of Myrtle Beach or Horry County (depending on location). Attempting unpermitted work can result in fines, forced removal, and insurance denial. Permit Requirements: Application: Detailed plans showing roof system, materials, fastening patterns, and wind uplift calculations Inspections: Multiple inspections during installation (deck, insulation, membrane, final) Contractor License: Contractor must hold valid South Carolina commercial roofing license Insurance: Proof of liability and workers' compensation insurance required Fees: $500-2,000 depending on project value and square footage Timeline: 2-4 weeks for permit approval; delays possible for complex projects What Triggers Permit Requirement: Complete roof replacement or tear-off Roof system upgrades affecting structure Installation of new roof system over existing Repairs exceeding 50% of roof area Changes to drainage system What Doesn't Require Permit: Minor repairs under 100 sq ft, routine maintenance, drain cleaning, coating refresh (in most cases). However, insurance may require documentation even for minor work. WeatherShield handles all permitting, inspections, and compliance documentation as part of our commercial roofing service. We work directly with local building departments to expedite approvals and ensure code compliance.

What are the signs that my commercial roof needs replacement vs. repair?

Determining repair vs. replacement depends on age, damage extent, and cost-benefit analysis. Here's how to decide: Signs You Need REPLACEMENT: Age: Roof is 80%+ through expected lifespan (12+ years for TPO, 16+ for EPDM, 16+ for PVC, 35+ for metal) Extent: Damage covers 30%+ of roof area (repairs become uneconomical) Multiple Leaks: 3+ separate leak locations indicate systemic failure Failed Seams: Widespread seam separation across roof (spot repairs won't last) Blistering: Extensive membrane blistering or delamination Ponding Water: Severe sagging or deflection causing widespread ponding Interior Damage: Water damage to decking, insulation, or structure requires full replacement Failed Repairs: Same areas leak repeatedly after multiple repair attempts Signs You Can REPAIR: Age: Roof is under 60% through expected lifespan with good overall condition Localized Damage: Single leak or damage area under 20% of roof Storm Damage: Recent hurricane/hail damage to otherwise sound roof Flashing Failure: Leaks at penetrations or edges with good field membrane Punctures: Isolated tears or punctures from equipment or debris Minor Seams: Individual seams showing early separation can be re-welded Cost-Benefit Analysis: If repair costs exceed 40-50% of replacement cost, replacement is usually more economical. Example: $15,000 in repairs on a $40,000 replacement (37%) might be worth it if roof is only 8 years old. But $25,000 in repairs (62%) on a 14-year-old roof means replacement makes more sense. We provide free honest assessments with repair vs. replace recommendations. Call (843) 877-5539 for evaluation.

How does salt air affect commercial roofing in Myrtle Beach?

Salt air is one of the most destructive forces for commercial roofing in coastal Myrtle Beach, accelerating corrosion and degradation 20-40% faster than inland environments. Components Affected by Salt Air: Metal Fasteners: Galvanized screws rust within 5-7 years; must use stainless steel or heavily coated fasteners Metal Flashing: Standard aluminum corrodes at edges and seams; requires anodized or Kynar-coated aluminum HVAC Equipment: Roof-mounted units corrode rapidly; need marine-grade coatings and regular maintenance Metal Roofing Panels: Exposed fastener metal fails quickly; standing seam with Kynar 500 coating required Membrane Adhesives: Salt accelerates adhesive degradation; heat-welded seams outperform tape-bonded Caulking/Sealants: Standard caulks fail in 3-5 years; marine-grade polyurethane or silicone needed Distance-Based Salt Air Impact: 0-2 miles from ocean: Severe salt exposure; requires all premium coastal materials and annual inspections 2-5 miles: Moderate exposure; still requires corrosion-resistant materials and bi-annual inspections 5-10 miles: Mild exposure; standard commercial materials with enhanced fasteners acceptable 10+ miles: Minimal coastal effects; standard inland specifications work Protection Strategies: Specify stainless steel fasteners (316 grade for oceanfront), Kynar 500 coated metal components, heat-welded membrane seams (not adhesive), marine-grade sealants, regular pressure washing to remove salt buildup, and annual inspections focusing on metal components. Initial material upgrade costs 10-15% more but doubles component lifespan. WeatherShield specializes in coastal commercial roofing with deep understanding of salt air challenges. We specify appropriate materials for your distance from ocean and conduct regular inspections to catch corrosion early.

Can I walk on my commercial flat roof? What precautions should I take?

Yes, commercial flat roofs are designed to accommodate occasional foot traffic for maintenance and equipment servicing, but improper foot traffic is a leading cause of membrane damage and premature failure . Here's how to protect your investment: Safe Roof Access Guidelines: Dry Conditions Only: NEVER walk on wet membranes—extremely slippery and prone to damage Designated Walkways: Install permanent walkway pads along high-traffic routes to HVAC units Proper Footwear: Soft-soled shoes only; no work boots, cleats, or sharp objects Equipment Protection: Use plywood or pads under ladders, tools, and heavy equipment Temperature Limits: Avoid walking on TPO/PVC when temperatures exceed 90°F (membrane softens and tears easily) Sharp Objects: Remove all screws, nails, metal debris before walking Load Limits: Respect weight restrictions—typically 20 PSF live load for occupied roofs, 10-15 PSF for unoccupied Membrane-Specific Considerations: TPO: Most puncture-resistant single-ply; handles foot traffic well when dry EPDM: Softer, more prone to scuffing and tears; use walkway pads PVC: Handles foot traffic well; avoid sharp objects Metal: Paintcan scratch; walk in valleys between ribs, not on raised seams Professional Access: HVAC technicians, contractors, and maintenance staff should be trained on proper roof access. Consider installing permanent roof access walkways ($15-25/linear foot) along common routes—pays for itself by preventing puncture repairs ($500-1,500 each). Fall Protection: OSHA requires fall protection for commercial roofs over 6 feet height. Install permanent roof anchors, guardrails, or warning line systems if regular access is needed.

What is the best time of year to replace a commercial roof in Myrtle Beach?

The optimal time for commercial re-roofing in Myrtle Beach is late September through May , avoiding the hottest summer months and peak hurricane season. Here's why timing matters: Best Seasons (Ranked): Fall (October-November) - BEST: Cooler temperatures (60-75°F), low humidity, minimal rain, past hurricane season, membrane materials perform optimally, adhesives cure properly, comfortable for crews (faster, better quality work) Spring (March-May) - EXCELLENT: Mild temperatures, lower precipitation than summer, good material performance, completes before summer storms, allows business to prepare for peak season Winter (December-February) - GOOD: Coolest season (45-60°F), lowest humidity, minimal rain, slower season means better contractor availability and potentially lower pricing, some limitations on adhesive application below 40°F Summer (June-September) - CHALLENGING: Hot temperatures (85-95°F) make roofs extremely hot (120-160°F surface), afternoon thunderstorms disrupt work daily, hurricane season risk (June-November), heat stress for crews, some materials difficult to install in extreme heat Business Considerations: Hotels/Tourism: Schedule during off-season (October-March) to minimize guest disruption Restaurants: Avoid peak dining seasons; winter/early spring ideal Retail: Avoid Black Friday through Christmas; January-March optimal Schools: Summer break is ideal despite heat challenges Warehouses/Industrial: Less seasonality; schedule during slow operational periods Lead Time: Quality contractors book 4-12 weeks in advance (longer for fall season). Emergency replacements possible but limit contractor selection. Plan ahead for best pricing, scheduling flexibility, and contractor choice. WeatherShield recommends planning your commercial re-roof 6-12 months in advance to secure optimal timing and pricing. Contact us for scheduling: (843) 877-5539

Commercial Roofing for Coastal Myrtle Beach Businesses: Hurricane-Rated Systems Guide

Shocking Industry Truth

Commercial roofing in coastal Myrtle Beach presents unique challenges that mainland properties never face. Your business's roof must withstand hurricane-force winds up to 140 MPH, constant salt air corrosion, intense UV exposure, and the financial reality that every day of roof damage means lost revenue, disrupted operations, and unhappy customers.

Whether you own a hotel on Ocean Boulevard, manage a restaurant in Market Common, or operate a warehouse in Socastee, your commercial roof is your first line of defense against coastal South Carolina's harsh environment. Choose the wrong roofing system, and you'll face constant repairs, water damage, and premature replacement. Choose the right system with proper maintenance, and your roof will protect your business for 20-50+ years while reducing energy costs and insurance premiums.

This comprehensive guide cuts through the marketing hype to deliver honest, expert analysis of commercial roofing systems for coastal Myrtle Beach businesses. We'll compare TPO, EPDM, PVC, and metal roofing systems, break down real costs and lifespans, explain hurricane ratings and building codes, and provide maintenance strategies that extend roof life 30-100%. As Myrtle Beach's only 5.0★ rated roofing contractor with 73 verified reviews, we're committed to educating business owners so they can make informed decisions—whether they work with us or another qualified contractor.

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Schedule your free roof inspection today. No obligations, just peace of mind.

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Why Coastal Commercial Roofing is Different

Commercial properties 10 miles inland face dramatically different roofing challenges than businesses on or near Myrtle Beach's coast. Understanding these coastal-specific factors is critical to choosing the right roofing system and maintenance plan.

Hurricane-Force Winds & Wind Uplift

⚠️ Coastal Wind Zone Requirements:

Myrtle Beach sits in Wind Zone II per the International Building Code, requiring commercial roofs to withstand sustained winds of 100-110 MPH with gusts up to 130-140 MPH.

What This Means for Your Business:

Enhanced Fastening Patterns: Commercial flat roofs require 50-100% more fasteners per square than inland properties
Wind Uplift Testing: Your roofing system must pass ASTM D6083 or FM 4474 wind uplift tests (UL 580 Class 90 minimum)
Edge Securement: Roof edges and corners experience 2-3x higher wind pressures, requiring reinforced attachment
Insurance Requirements: Many commercial policies require hurricane-rated systems with certification documentation

Salt Air Corrosion

Ocean salt carried by prevailing winds accelerates corrosion of roofing components 20-40% faster than inland environments. This affects:

Metal Components

Fasteners: Galvanized screws rust within 5-7 years; stainless steel required
Metal Flashing: Standard aluminum corrodes; anodized or painted aluminum needed
HVAC Units: Roof-mounted equipment requires corrosion-resistant coatings
Metal Roofing: Exposed fastener panels fail quickly; standing seam or Kynar-coated required

Membrane Adhesives

TPO Seams: Heat-welded seams resist salt better than adhesive-bonded
EPDM Tape: Coastal humidity degrades adhesive tapes 30% faster
PVC Seams: Chemical-welded PVC creates permanent bonds unaffected by salt
Caulking: Silicone and polyurethane sealants degrade rapidly; marine-grade required

Intense UV Exposure & Heat

Myrtle Beach averages 220+ sunny days per year with intense UV radiation that degrades roofing materials faster than northern climates. The impact:

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Dark EPDM Membranes: Absorb heat, reaching 160-180°F on summer days, accelerating aging 40%
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White TPO/PVC Membranes: Reflect 70-80% of sunlight, staying 40-60°F cooler, extending lifespan
•
Metal Roofing: Light-colored metal with high SRI (Solar Reflectance Index) reduces HVAC costs 20-30%
•
Energy Costs: Cool roof systems (white/reflective) cut summer cooling costs 15-30% for Myrtle Beach businesses

High Humidity & Moisture

Coastal humidity averages 70-80% year-round, creating challenges that inland properties never encounter:

⚠️ Humidity-Related Issues:

Condensation: Temperature differentials between air-conditioned interiors and hot roofs cause condensation within roof assemblies
Mold & Algae: Organic growth on roof surfaces retains moisture, accelerating membrane degradation
Insulation Moisture: Wet insulation loses R-value and adds structural load; proper vapor barriers critical
Ponding Water: Flat roofs in humid climates experience slower evaporation, increasing ponding duration and roof stress

Bottom Line: Coastal commercial roofing requires specialized materials, enhanced installation standards, and proactive maintenance. Treating your Myrtle Beach commercial property like an inland building will result in premature failure, costly repairs, and business disruption. The upfront investment in hurricane-rated, corrosion-resistant systems pays for itself through extended lifespan and avoided downtime.

Best Commercial Roof Systems for Coastal Myrtle Beach

Four primary roofing systems dominate the commercial market in Myrtle Beach: TPO, EPDM, PVC, and metal roofing. Each has distinct advantages and trade-offs for coastal applications. Here's an honest, data-driven comparison.

System Comparison Table

Factor	TPO	EPDM (Rubber)	PVC	Metal
Coastal Lifespan	15-20 years	20-25 years	20-30 years	40-50+ years
Cost per Sq Ft Installed	$8-12	$7-10	$10-14	$12-18
Hurricane Resistance	✅ Excellent (when mechanically attached)	✅ Excellent (fully adhered)	✅ Excellent (mechanically attached or adhered)	✅✅ Superior (140+ MPH rated)
Salt Air Resistance	✅ Good	✅ Good (seams vulnerable)	✅✅ Excellent	⚠️ Good (Kynar coating required)
Energy Efficiency	✅✅ Excellent (white surface)	❌ Poor (black absorbs heat)	✅✅ Excellent (white surface)	✅✅ Excellent (reflective coatings)
Maintenance Required	Medium (annual inspections)	Medium-High (seam monitoring)	Low (durable seams)	Low (minimal maintenance)
Best For Coastal	Budget-conscious, energy savings	Cost-effective, proven track record	Chemical exposure, restaurants	Long-term investment, premium

TPO Roofing (Thermoplastic Polyolefin)

Best for: Budget-conscious businesses, retail centers, offices, warehouses where energy efficiency is a priority.

✅ Advantages for Coastal Businesses

Energy Savings: White surface reflects 70-85% of sunlight, cutting cooling costs 15-25%
Cost-Effective: Lower material and installation costs than PVC or metal
Heat-Welded Seams: Factory seams 2-4x stronger than membrane itself; resist salt air
Hurricane Ratings: Mechanically attached systems pass FM 1-90 or UL 580 Class 90 tests
Warranty: 15-20 year manufacturer warranties widely available
Fast Installation: Large sheets reduce seams and installation time

⚠️ Disadvantages & Considerations

Shorter Lifespan: 15-20 years in coastal environments (vs 20+ inland)
UV Degradation: Coastal UV exposure causes chalking and brittleness over time
Quality Variance: TPO formulations vary by manufacturer; specify top-tier brands only
Seam Shrinkage: Some early-generation TPO exhibited seam separation; modern formulations improved
Puncture Vulnerability: Thinner than EPDM; requires careful foot traffic management

Coastal TPO Recommendation: Specify 60-80 mil thickness (not 45 mil), mechanically attached (not fully adhered), from Tier 1 manufacturers (GAF, Firestone, Carlisle), with enhanced fastening patterns for hurricane zones.

EPDM Rubber Roofing

Best for: Budget-friendly projects, warehouses, industrial buildings, properties where energy efficiency is less critical.

✅ Advantages for Coastal Businesses

Proven Track Record: 50+ years of successful installations; well-understood performance
Cost-Effective: Lowest material cost among single-ply membranes
Durability: Excellent resistance to ozone, UV (within limits), and temperature extremes
Fully Adhered Option: Adhesive-bonded systems offer superior wind resistance
Easy Repairs: Simple patch/repair procedures; widely serviceable
Lifespan: 20-25 years typical in coastal environments with proper maintenance

⚠️ Disadvantages & Considerations

Energy Inefficiency: Black color absorbs heat, increasing cooling costs 20-30%
Seam Vulnerability: Tape-bonded seams degrade faster in coastal humidity; requires monitoring
Ponding Water: Black surface heats standing water, accelerating membrane aging
Puncture Risk: Thicker than TPO but still vulnerable to sharp objects
Shrinkage: Older EPDM formulations exhibited seam separation; modern versions improved

Coastal EPDM Recommendation: If choosing EPDM for coastal Myrtle Beach, specify fully adhered installation (not mechanically attached), 60 mil thickness minimum, with white coating applied (adds reflectivity, extends lifespan 5-7 years).

PVC Roofing (Polyvinyl Chloride)

Best for: Restaurants, food processing, properties with rooftop grease exhaust, businesses prioritizing long-term value over upfront cost.

✅ Advantages for Coastal Businesses

Superior Longevity: 20-30 years typical; some installations 40+ years in coastal environments
Chemical Resistance: Unmatched resistance to oils, grease, animal fats (critical for restaurants)
Strong Seams: Hot-air welded seams create permanent chemical bonds unaffected by salt/humidity
Salt Air Performance: Excellent resistance to coastal corrosion and harsh environments
Energy Efficiency: White surface reflects 70-80% of sunlight, reducing cooling loads
Fire Resistance: Self-extinguishing; Class A fire rating
Low Maintenance: Durable seams and chemical resistance reduce repair needs

⚠️ Disadvantages & Considerations

Higher Cost: 20-40% more expensive than TPO, 40-60% more than EPDM
Installation Expertise: Requires specialized equipment and training; fewer qualified installers
Cold Weather Challenges: Less flexible in cold temperatures (not a major issue in SC)
Limited Color Options: Primarily white/light gray (but this benefits energy efficiency)

Coastal PVC Recommendation: Excellent choice for Myrtle Beach hotels, restaurants, and businesses prioritizing long-term ROI. Specify 60-80 mil thickness, mechanically attached or fully adhered, with enhanced fastening for hurricane zones.

Standing Seam Metal Roofing

Best for: Long-term investment properties, businesses wanting 40-50+ year lifespan, modern architectural aesthetic, solar-ready roofs.

✅ Advantages for Coastal Businesses

Extreme Longevity: 40-50+ years typical; 60-70 years possible with proper maintenance
Hurricane Performance: UL 580 Class 90+ ratings; tested to 140-160 MPH winds
No Seam Failures: Concealed fasteners and interlocking panels eliminate vulnerable seams
Low Maintenance: Minimal upkeep; no membrane deterioration or seam monitoring
Energy Efficiency: Cool metal coatings (Kynar 500) reduce cooling costs 20-35%
Solar Ready: Perfect for solar panel installations; strong substrate with easy attachment
Property Value: Premium appearance increases building value and tenant appeal
Warranty: 30-50 year paint warranties; lifetime structural warranties available

⚠️ Disadvantages & Considerations

Highest Upfront Cost: 50-100% more expensive than TPO/EPDM initially
Slope Requirements: Requires 1:12 minimum slope (flat roofs need membrane underlayment)
Condensation Management: Requires proper ventilation and vapor barriers to prevent condensation
Expansion/Contraction: Metal expands/contracts with temperature; proper clip design critical
Coastal Coating Required: Must specify Kynar 500 or PVDF coating for salt air resistance
Skilled Labor: Installation requires experienced metal roofing contractors

Coastal Metal Recommendation: Excellent long-term investment for Myrtle Beach commercial properties. Specify 24-26 gauge Galvalume or aluminum with Kynar 500 coating, standing seam panels, and coastal-grade fasteners. Best ROI for properties planned for 20+ years of ownership.

Which System is Right for Your Business?

Decision Framework:

Budget-Conscious (10-15 year horizon): TPO (60-80 mil, mechanically attached)
Cost-Effective Proven (15-20 year horizon): EPDM with white coating (fully adhered)
Restaurant/Food Service: PVC (chemical resistance, grease exposure)
Long-Term Investment (25+ year horizon): Metal roofing (standing seam, Kynar coated)
Hotel/Hospitality: TPO or PVC (energy savings, low maintenance, aesthetic)
Warehouse/Industrial: TPO or EPDM (cost-effective, proven performance)

Expert Tip: Don't choose based on upfront cost alone. Calculate lifetime cost including maintenance, energy savings, and lifespan. A $50,000 TPO roof lasting 15 years ($3,333/year) may cost more long-term than a $75,000 metal roof lasting 50 years ($1,500/year). We provide free lifetime cost analysis for Myrtle Beach businesses considering options.

Hurricane Ratings & Building Code Requirements

Understanding hurricane ratings and building codes isn't just about compliance—it's about protecting your business investment and ensuring your insurance remains valid after a storm.

South Carolina Building Code Requirements

Commercial roofing in Myrtle Beach must comply with the South Carolina Building Code (based on International Building Code 2018), which specifies:

⚠️ Mandatory Requirements for Coastal SC:

Wind Speed: Design for 140 MPH 3-second gust wind speed (Exposure C category)
Wind Uplift: Minimum UL 580 Class 60 rating; Class 90 required for buildings over 60 feet tall
Impact Resistance: FM 4470 Class 4 hail resistance recommended (Class 3 minimum)
Fire Rating: Class A fire rating required for most commercial occupancies
Permits: All commercial re-roofing requires permit; inspections at multiple stages
Documentation: Installation must follow manufacturer specifications exactly or warranty voids

Understanding Wind Uplift Ratings

Wind uplift measures how much force a roof can resist before membrane separation occurs. Higher class ratings mean better hurricane protection:

UL 580 Class 60

Wind Resistance: ~90 MPH

Best For: Inland properties, minimal hurricane exposure

❌ NOT RECOMMENDED for coastal Myrtle Beach

UL 580 Class 90

Wind Resistance: ~115-120 MPH

Best For: Most coastal commercial properties

✅ MINIMUM for Myrtle Beach businesses

FM 1-90 or Higher

Wind Resistance: ~140-160 MPH

Best For: Oceanfront, high-value properties

✅✅ RECOMMENDED for coastal front-row properties

Insurance Requirements

Many commercial property insurance policies in coastal SC now require:

•
Hurricane-Rated Certification: Written documentation that roof meets UL 580 Class 90 or FM 1-90
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Inspection Records: Annual roof inspections by qualified contractor with documentation
•
Maintenance Documentation: Proof of repairs, maintenance, and condition monitoring
•
Age Limitations: Some policies exclude coverage for roofs 15-20+ years old unless recently inspected
•
Premium Discounts: Hurricane-rated roofs (especially metal with Class 4 impact rating) may qualify for 10-30% premium reductions

⚠️ Important: Failing to maintain proper documentation can void your insurance coverage in the event of storm damage. We provide annual inspection reports with photos and maintenance recommendations to keep your policy compliant.

Storm Preparation Checklist

When a hurricane approaches (typically 3-7 days notice), commercial property owners should:

48-72 Hours Before Storm:

Inspect roof for loose flashing, damaged membrane, unsecured equipment
Remove all loose items from roof (furniture, signage, debris)
Check and clear all drains, scuppers, and gutters
Document existing damage with photos (for insurance purposes)
Secure or remove rooftop HVAC equipment covers
Have emergency tarping materials and contractor contact ready

Immediately After Storm:

Conduct visual inspection from ground (DO NOT go on wet roof)
Document all visible damage with photos and video
Call contractor for emergency tarping if active leaks
Contact insurance company within 24-48 hours
Schedule professional roof inspection before resuming operations

Emergency Response: WeatherShield provides 24/7 emergency storm response for commercial clients throughout Myrtle Beach. Call (843) 877-5539 for immediate assistance.

Commercial Roof Maintenance: Extend Lifespan 30-100%

Regular maintenance is the single most cost-effective way to protect your commercial roofing investment. Industry studies consistently show that proactive maintenance extends roof lifespan 30-100% while reducing emergency repair costs by 50-70%.

Why Coastal Businesses Need Maintenance Programs

Myrtle Beach's coastal environment accelerates roof aging through salt air, UV exposure, and storm damage. Without regular maintenance:

❌
Minor Issues Become Major Failures: A $500 seam repair becomes a $50,000 roof replacement
❌
Warranty Voids: Most manufacturers require documented maintenance for warranty claims
❌
Energy Costs Rise: Dirty, damaged roofs reduce reflectivity, increasing cooling costs 15-30%
❌
Insurance Issues: Lack of maintenance documentation can deny storm damage claims
❌
Business Disruption: Emergency repairs during peak season harm revenue and reputation

Annual Maintenance Checklist

Professional commercial roof maintenance should include these critical items at minimum twice per year (spring and fall):

Membrane & Surface Inspection

Check for punctures, tears, or membrane deterioration
Inspect seams for separation or degradation
Look for blistering, wrinkling, or shrinkage
Document ponding water areas (standing water 48+ hours)
Check for UV damage, chalking, or color fading
Identify biological growth (algae, moss, mold)

Flashing & Penetration Inspection

Inspect all flashing for separation or corrosion
Check HVAC unit curbs and supports
Examine pipe penetrations and vent flashings
Verify caulking/sealant condition around penetrations
Check metal copings, edge metal, and fascia
Inspect parapet walls and cap flashing

Drainage System Maintenance

Clear all drains, scuppers, and gutters of debris
Check drain strainers for damage or clogs
Verify positive drainage (no ponding)
Inspect downspouts for proper connection
Remove leaves, branches, and organic debris
Test drainage flow with water test

Structural & Interior Inspection

Check interior ceilings for water stains or leaks
Inspect roof deck from below for sagging or damage
Look for signs of moisture in insulation
Document any structural concerns or load issues
Check attic/plenum spaces for ventilation
Verify no unauthorized roof access or damage

Seasonal Maintenance Calendar

Season	Critical Tasks	Priority
Spring (March-May)	Post-winter inspection for storm damage Clear drains before summer thunderstorms Repair any seam damage before hot weather Apply white coating if needed (optimal temps)	HIGH
Summer (June-August)	Monitor for hurricane warnings (prep checklist) Keep drains clear during heavy rain season Check HVAC units for condensate leaks Schedule mid-season inspection	CRITICAL
Fall (September-November)	Post-hurricane season inspection Document any storm damage for insurance Remove accumulated organic debris Prepare roof for winter with minor repairs	HIGH
Winter (December-February)	Monitor for condensation issues Check drainage after freeze/thaw cycles Plan major repairs for spring Review annual maintenance documentation	MEDIUM

Common Maintenance Repairs

These minor repairs, when performed promptly, prevent major failures:

✅
Seam Reinforcement: Reseal or re-weld seams showing early separation ($500-1,500 vs $50,000 replacement)
✅
Flashing Repair: Replace corroded flashing before leaks develop ($800-2,000 vs $10,000 water damage)
✅
Drain Clearing: Regular cleaning prevents ponding and membrane failure ($200-500 preventive vs $5,000 repair)
✅
Puncture Patching: Immediate repair of small punctures prevents water intrusion ($300-800 per patch)
✅
Coating Renewal: White coating refresh every 5-7 years extends membrane life 5-10 years ($1-2/sq ft)

ROI of Maintenance Programs:

A typical 10,000 sq ft commercial roof costs $80,000-120,000 to replace. An annual maintenance program costs $1,500-3,000/year but extends lifespan from 15 years to 20-25 years.

Savings: $40,000-60,000 over roof lifetime (plus avoided emergency repairs, energy savings, and business continuity).

WeatherShield Maintenance Programs

We offer comprehensive commercial roof maintenance programs tailored to Myrtle Beach's coastal environment:

Essential Plan

$150-250/mo

Based on roof size and condition

2 inspections per year (spring & fall)
Drain clearing and debris removal
Minor repairs up to $500/year included
Detailed photo inspection reports
Insurance documentation provided
Priority emergency response

Best for: Newer roofs (0-10 years), single-story buildings

Comprehensive Plan

$300-500/mo

Based on roof size and condition

4 inspections per year (quarterly)
Drain clearing, debris removal, pressure washing
Minor repairs up to $2,000/year included
Coating refresh every 5-7 years
Detailed reports with thermal imaging
24/7 emergency response with priority scheduling
Warranty extension where applicable

Best for: Hotels, restaurants, older roofs (10+ years), high-value properties

Interested in a custom maintenance program? Contact us at (843) 877-5539 for a free roof assessment and maintenance proposal tailored to your property's needs.

The Cost Comparison: Maintenance vs. Neglect

Without Maintenance

Roof lifespan: 12-15 years
Insurance claims often denied
Emergency repairs cost 3x more
Property value decreases by 5-10%
Warranty becomes void
Total 20-year cost: $35,000+

With Regular Maintenance

Roof lifespan: 25-30+ years
Insurance claims approved
Prevent costly emergencies
Property value protected
Full warranty coverage maintained
Total 20-year cost: $8,000-10,000

Don't Wait Until It's Too Late

Every day you delay costs you money. Get your FREE professional roof inspection today and discover exactly what condition your roof is in.

Call Now: (843) 877-5539 Get Free Inspection

Emergency? Call our 24/7 hotline: (843) 877-5539

Frequently Asked Questions

About the Author

David Karimi

Lead Commercial Roofing Specialist & Coastal Systems Expert

David Karimi is WeatherShield Roofing's Lead Commercial Roofing Specialist with over 15 years of experience helping Myrtle Beach businesses select and maintain hurricane-rated roofing systems. As a certified commercial roofing contractor specializing in coastal properties, David has successfully completed projects ranging from hotels and restaurants to warehouses and retail centers throughout the Grand Strand.

The Bottom Line: Your Roof, Your Choice

Every day you wait is another day closer to that emergency call no homeowner wants to make. The statistics are clear: 80% of roofs fail prematurely, and 61% of homeowners can't afford the emergency repairs that follow.

What You Get with Weather Shield Roofing:

GAF certified professionals

5,000+ roofs protected since 2015

Family-owned, community-trusted

Licensed and fully insured

Free, no-obligation inspections

24/7 emergency response

Warranty protection guaranteed

Insurance claim assistance

Don't Wait Until It's Too Late

Join thousands of smart Myrtle Beach homeowners who protect their investment with regular maintenance.

Call Now: (843) 877-5539 Schedule Your Free Inspection

Emergency? Call our 24/7 hotline: (843) 877-5539

Shocking Industry Truth

Why Coastal Commercial Roofing is Different

Hurricane-Force Winds & Wind Uplift

Salt Air Corrosion

Metal Components

Membrane Adhesives

Intense UV Exposure & Heat

High Humidity & Moisture

Best Commercial Roof Systems for Coastal Myrtle Beach

System Comparison Table

TPO Roofing (Thermoplastic Polyolefin)

✅ Advantages for Coastal Businesses

⚠️ Disadvantages & Considerations

EPDM Rubber Roofing

✅ Advantages for Coastal Businesses

⚠️ Disadvantages & Considerations

PVC Roofing (Polyvinyl Chloride)

✅ Advantages for Coastal Businesses

⚠️ Disadvantages & Considerations

Standing Seam Metal Roofing

✅ Advantages for Coastal Businesses

⚠️ Disadvantages & Considerations

Which System is Right for Your Business?

Hurricane Ratings & Building Code Requirements

South Carolina Building Code Requirements

Understanding Wind Uplift Ratings

UL 580 Class 60

UL 580 Class 90

FM 1-90 or Higher

Insurance Requirements

Storm Preparation Checklist

48-72 Hours Before Storm:

Immediately After Storm:

Commercial Roof Maintenance: Extend Lifespan 30-100%

Why Coastal Businesses Need Maintenance Programs

Annual Maintenance Checklist

Membrane & Surface Inspection

Flashing & Penetration Inspection

Drainage System Maintenance

Structural & Interior Inspection

Seasonal Maintenance Calendar

Common Maintenance Repairs

WeatherShield Maintenance Programs

Essential Plan

Comprehensive Plan

The Cost Comparison: Maintenance vs. Neglect

Without Maintenance

With Regular Maintenance

Don't Wait Until It's Too Late

Frequently Asked Questions

How much does commercial roofing cost in Myrtle Beach?

How long do commercial roofs last in coastal Myrtle Beach?

What is the best commercial roofing system for hurricane protection in Myrtle Beach?

How often should I inspect my commercial roof in Myrtle Beach?

Can I install solar panels on my commercial roof in Myrtle Beach?

What is ponding water and why is it a problem on flat commercial roofs?

Do I need a permit to replace my commercial roof in Myrtle Beach?

What are the signs that my commercial roof needs replacement vs. repair?

How does salt air affect commercial roofing in Myrtle Beach?

Can I walk on my commercial flat roof? What precautions should I take?

What is the best time of year to replace a commercial roof in Myrtle Beach?

About the Author

David Karimi

The Bottom Line: Your Roof, Your Choice

What You Get with Weather Shield Roofing:

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