Grande Dunes Roofing: Luxury Home Roof Requirements & HOA Rules

Most roofing projects in the Myrtle Beach area are relatively straightforward: tear off old asphalt shingles, install new ones, done. Grande Dunes is a different category entirely. There are several factors that make roofing here more complex -- and more important to get right.

Mediterranean Architectural Theme

Grande Dunes was developed starting around 2001 with a dominant Mediterranean theme. That means tile roofs and stucco exteriors are the standard across most of the community -- not asphalt shingles. Tile roofing is a completely different discipline from shingle work. It requires specialized knowledge of underlayment systems, tile attachment methods rated for hurricane zones, proper flashing details for tile profiles, and the ability to source replacement tiles that match existing installations. Many general roofing contractors in the Myrtle Beach area do not have real tile roof experience.

Dual Saltwater Exposure

Grande Dunes stretches from the Atlantic Ocean on the east side all the way to west of the Intracoastal Waterway. That means homes in this community are exposed to salt air from both directions. Properties near the ocean get direct ocean salt spray, while properties along the ICW corridor face salt-laden air from the waterway. This dual exposure accelerates corrosion on metal components -- flashing, fasteners, drip edges, ridge vents -- and degrades roofing materials faster than inland neighborhoods. If your home is between Water Tower Road and Grissom Parkway with water on both sides, your roof is working harder than most.

Strict HOA Oversight

The Grande Dunes HOA, managed by Waccamaw Management at 980 Cipriana Drive, Unit 8A, requires architectural review approval for all roofing work. This is not a rubber-stamp process. You need to submit material specifications, color selections, and contractor information before any work begins. Using a contractor who has been through this process before saves significant time and prevents costly mistakes or delays.

High Property Values

With homes ranging from condos to estate properties in the Members Club, the stakes are higher in Grande Dunes. A roofing mistake on a luxury home is not just a functional problem -- it affects curb appeal, property value, and your standing with the HOA. The materials and workmanship need to match the caliber of the community.

Every Grande Dunes homeowner who needs roofing work -- whether it is a repair, partial replacement, or full replacement -- must go through the HOA architectural review process. Here is what that involves and how to navigate it smoothly.

What Requires Architectural Review Approval

In Grande Dunes, you need approval for any roofing change that alters the appearance of your home from the exterior. That includes:

• Full roof replacement: Any complete tear-off and re-roof requires approval, even if you are using the same material and color
• Material changes: Switching from tile to a different tile profile, or from one material type to another
• Color changes: Any deviation from your existing roof color must be pre-approved
• Major repairs: Repairs that affect a significant portion of the roof surface visible from common areas or streets

Minor repairs using matching materials -- such as replacing a few cracked tiles with identical replacements -- may not require full review, but it is always best to confirm with Waccamaw Management before starting work.

The Approval Process Step by Step

Here is the typical timeline and process we have seen when working with the Grande Dunes architectural review committee:

1. Submit application: Complete the architectural review application through Waccamaw Management. Include material specifications, manufacturer data sheets, color samples, and your contractor's information including insurance and licensing
2. Committee review: The architectural review committee evaluates your submission for compliance with the community design standards. This typically takes two to four weeks depending on meeting schedules
3. Approval or revision: You will receive written approval, a request for modifications, or a denial with explanation. If modifications are requested, resubmit with the changes
4. Schedule work: Once approved, you can schedule the roofing project. Keep the approval documentation on site during the work
5. Completion notification: After the project is finished, notify Waccamaw Management so they can confirm the work matches the approved plans

Tips for a Smooth Approval

Based on our experience working in Grande Dunes, here are the things that make the process go smoothly:

• Submit complete applications the first time -- incomplete submissions get sent back and delay the process
• Match existing materials and colors whenever possible. If your sub-neighborhood has a consistent tile profile and color, staying with it reduces scrutiny
• Use a contractor who has worked in Grande Dunes before. The committee is more comfortable approving work from contractors they recognize
• Plan ahead. Do not wait until you have an active leak to start the approval process. If your roof is aging, start the paperwork early
• For insurance claims after storm damage, communicate the urgency to Waccamaw Management. Most HOAs have expedited processes for storm damage repairs

The Mediterranean tile roof is the signature architectural element of Grande Dunes. These roofs give the community its distinctive character, but they also require specialized care that is different from standard asphalt shingle roofs. Here is what every Grande Dunes homeowner should know about their tile roof.

How Tile Roofs Work in Coastal South Carolina

Concrete and clay tile roofs are excellent roofing systems when properly installed and maintained. The tiles themselves can last 50 years or more. However, in coastal Myrtle Beach, the real lifespan limitation is not the tile -- it is everything underneath. The underlayment, battens, fasteners, and flashing are all subject to accelerated deterioration from salt air, humidity, and heat. In the Grande Dunes environment with ocean and ICW salt exposure, the underlayment system beneath your tiles may need attention long before the tiles themselves show visible wear.

Common Tile Roof Issues in Grande Dunes

Based on the tile roof work we have done throughout Grande Dunes, these are the most common issues we encounter:

• Underlayment deterioration: The waterproof membrane beneath the tiles breaks down from heat and humidity, often before the tiles show any problems. This is the most common hidden issue on Grande Dunes tile roofs
• Fastener corrosion: Salt air corrodes standard metal fasteners over time. Tiles that were originally secure become loose as the nails or screws corrode, making them vulnerable to wind uplift during storms
• Cracked or broken tiles: Impact from debris, foot traffic during maintenance, or settling can crack individual tiles. In Grande Dunes, matching replacement tiles to the existing profile and color is critical for HOA compliance
• Flashing deterioration: Metal flashing around valleys, walls, chimneys, and penetrations corrodes faster in the salt air environment. Failed flashing is one of the most common leak sources on tile roofs
• Mortar and ridge cap failures: The mortar that secures ridge caps and hip caps deteriorates over time, especially in the freeze-thaw cycles we occasionally get in Myrtle Beach winters
• Algae and biological growth: The humidity and shade conditions in parts of Grande Dunes promote algae, moss, and lichen growth on tile surfaces. While largely cosmetic, severe biological growth can trap moisture against tiles

Tile Roof Maintenance Schedule

To maximize the life of your Grande Dunes tile roof, I recommend the following maintenance schedule:

• Annual inspection: A professional roof inspection every year to check for cracked tiles, deteriorating flashing, and underlayment condition
• After every major storm: A targeted inspection focused on wind damage, displaced tiles, and debris impacts
• Every 3-5 years: Professional cleaning to remove algae and biological growth (low-pressure only -- never power wash tile roofs)
• At 15-20 years: Comprehensive assessment of the underlayment system. This is when many Grande Dunes tile roofs need underlayment replacement even though the tiles remain in good condition

Tile Roof Replacement vs. Underlayment Replacement

One of the most important things Grande Dunes homeowners should understand is that you can replace the underlayment system without replacing the tiles. If your tiles are in good structural condition but the underlayment has failed, we can carefully remove the tiles, replace the underlayment and any deteriorated battens or flashing, and reinstall the original tiles. This saves significant cost compared to a full tile replacement and maintains the exact appearance of your home -- which makes the HOA review process simpler since the exterior appearance does not change.

Grande Dunes is not one neighborhood -- it is a collection of distinct sub-neighborhoods, each with its own character, home styles, price points, and roofing considerations. Here is what we see across the major sections of the community.

The Members Club

The Members Club is the premier section of Grande Dunes, home to the private Nick Price and Craig Schreiner-designed golf course. These are estate-level properties with the most elaborate rooflines in the community -- multi-level tile roofs with complex valleys, dormers, and architectural features. Roofing work on Members Club homes requires the highest level of craftsmanship and the ability to match intricate tile patterns. The architectural review standards are the most stringent here. These homes also tend to have the most salt exposure given their proximity to the ICW and ocean.

Cipriana Park

Cipriana Park offers single-family homes with the Mediterranean aesthetic at a more accessible level. The roofing here follows the same tile and stucco theme but with somewhat simpler rooflines than the Members Club estates. Many Cipriana Park homes are now reaching the 15-to-20-year age range where underlayment inspections become important. Located near the Waccamaw Management offices at 980 Cipriana Drive, this neighborhood is close to the heart of the community.

Villa Marbella

Villa Marbella features condominiums and townhome-style units. Roofing decisions here are typically made at the HOA or property management level rather than by individual owners, though individual unit owners still have a stake in roof condition. If you are a Villa Marbella owner and your building needs roof work, coordinate with your specific building's management to ensure the work is being done correctly and with approved materials.

Villa Venezia and Villa Firenze

These villa communities share the Mediterranean aesthetic with attached and detached home options. Roofing on these homes follows the standard Grande Dunes tile profile. Because these are villa-style properties, coordination with adjacent units during roof work is important -- scaffolding placement, material staging, and noise considerations need to account for neighbors in close proximity.

Del Webb Grande Dunes (55+)

Del Webb is the active-adult 55+ community within Grande Dunes. These homes tend to have simpler, single-story rooflines that are easier to work on. However, they still fall under the Grande Dunes architectural review requirements. Many Del Webb residents are retirees on fixed incomes, so we often work with them on phased maintenance plans and help maximize insurance claim recovery when storm damage occurs. If you are in Del Webb and concerned about your roof, our free inspection is a great starting point.

Living Dunes

Living Dunes is architecturally unique within Grande Dunes because it features Lowcountry-inspired architecture instead of the Mediterranean theme. That means you are more likely to find standing-seam metal roofs and architectural shingles here rather than tile. The roofing requirements and material palette are different from the rest of Grande Dunes, so make sure your contractor understands the Living Dunes design standards specifically -- they are not the same as the broader community.

Beach View, The Cape, and Newer Sections

Grande Dunes continues to grow, with newer neighborhoods like Beach View and The Cape being added. Homes in these sections are newer and likely still under original manufacturer warranties. If you are in a newer section and have concerns about your roof, check your warranty documentation before scheduling any work -- improper repairs by an unauthorized contractor can void manufacturer warranties.

Tuscany Village, Seville, and Waterside Pointe

These neighborhoods represent the Mediterranean core of Grande Dunes. Standard tile roofing maintenance and replacement guidelines apply. Many of these homes were built in the mid-2000s to early 2010s, putting them squarely in the window where underlayment and flashing inspections should be a priority. If your home is 15 or more years old and you have not had a professional roof inspection, now is the time to schedule one.

Grande Dunes faces a unique combination of coastal environmental challenges that directly affect roof performance and longevity. Understanding these factors helps you make better decisions about materials, maintenance, and when to invest in replacement.

Salt Air Corrosion from Ocean and ICW

The most persistent threat to Grande Dunes roofs is salt air. Unlike neighborhoods that only face ocean salt from one direction, Grande Dunes is positioned between the Atlantic Ocean and the Intracoastal Waterway. Salt-laden air reaches your roof from both sides. This accelerates corrosion on every metal component of your roof system: flashing, fasteners, drip edges, ridge vents, and any exposed metal. Standard galvanized steel components that last 20-plus years inland may show significant corrosion in 10 to 15 years in Grande Dunes.

The solution is to use marine-grade or stainless steel fasteners and flashing during any roof installation or repair. Yes, these materials have a higher upfront cost, but they dramatically extend the life of the entire roof system. This is one of the biggest mistakes we see from contractors who do not understand coastal roofing -- they use standard inland-grade components that fail prematurely in the Grande Dunes salt environment.

Hurricane Wind and Rain

Myrtle Beach is in a high-wind zone with design wind speeds of 130 to 150 mph per South Carolina building code. Grande Dunes homes, particularly those on the oceanfront or along the ICW, face even greater wind exposure due to their proximity to open water with no windbreaks. Tile roofs are heavy and generally perform well in high winds when properly installed, but the key phrase is "properly installed." Tiles that are not mechanically fastened to meet current wind uplift requirements can become dangerous projectiles in a hurricane.

For any Grande Dunes roof installation or replacement, we follow current hurricane-rated installation methods including enhanced fastening schedules, upgraded underlayment systems rated for wind-driven rain, and proper edge detailing. These are not optional upgrades in a community this close to the ocean -- they are essential for protecting both your home and your neighbors' homes during severe weather.

Heat and Humidity Effects

Myrtle Beach summers bring prolonged periods of high heat and humidity that take a toll on roofing materials. Underlayment deterioration is accelerated by heat cycling -- the repeated expansion and contraction as your roof heats up during the day and cools at night. Humidity promotes biological growth and can accelerate the breakdown of organic components in roofing materials. In Grande Dunes, where many homes have tile roofs with dark-colored surfaces, the heat absorption is significant. Proper attic ventilation is critical to managing this thermal load and extending the life of the underlayment system beneath the tiles.

Storm Surge and Flooding Considerations

While storm surge primarily affects the lower levels of oceanfront homes, it is worth noting that saltwater flooding events can damage roofing materials and systems from below. If your Grande Dunes home has ever experienced flooding, the attic space and roof structure should be inspected for hidden moisture damage, mold, and structural compromise. Saltwater is far more destructive to building materials than freshwater.

Choosing the right roofing material for a Grande Dunes home means balancing HOA requirements, coastal durability, aesthetic expectations, and hurricane performance. Here is a comparison of the materials that are appropriate for this community.

Why Material Choice Matters More in Grande Dunes

In a standard Myrtle Beach neighborhood, an architectural shingle is the default choice and works well for most homes. In Grande Dunes, the material decision is more nuanced because of the HOA requirements, the architectural aesthetic, and the coastal environment. The wrong material choice can result in HOA rejection, premature failure in the salt air, or an appearance that clashes with surrounding homes.

Underlayment: The Most Important Layer You Cannot See

Regardless of which roofing material you choose, the underlayment is the most critical component for long-term performance in Grande Dunes. We recommend a high-temperature, self-adhering underlayment rated for wind-driven rain in all Grande Dunes installations. This protects against the inevitable water infiltration that occurs during severe storms even when the primary roofing material remains intact. For tile roofs specifically, a premium synthetic underlayment with a minimum 30-year warranty is essential given the heat and humidity conditions on the Grand Strand.

Fasteners and Flashing: Go Marine Grade

As I mentioned earlier, standard galvanized fasteners and flashing will corrode prematurely in Grande Dunes. For any roof work in this community, we use stainless steel or marine-grade coated fasteners and flashing. This is a detail that many contractors overlook because it adds cost, but it is the difference between a roof system that performs for its full expected life and one that develops fastener failures 10 years early. Ask any roofer who bids your job what grade of fasteners they plan to use -- if they say "standard" or cannot tell you, that is a red flag.

Getting a roof replaced in Grande Dunes involves more steps than a typical Myrtle Beach roof replacement. Here is the complete process from start to finish, including the HOA components.

Step 1: Professional Roof Inspection

The process starts with a thorough inspection by a contractor experienced with Grande Dunes homes. This is not a 15-minute walk-around. For tile roofs, we inspect the tile condition, underlayment condition (using non-invasive methods and targeted test squares), flashing integrity, fastener condition, ventilation, and structural components. We document everything with photos and provide a detailed written report. Schedule your free inspection by calling (843) 877-5539.

Step 2: Material Selection and HOA Pre-Approval

Based on the inspection findings, we recommend specific materials appropriate for your sub-neighborhood and roof type. We then prepare the HOA architectural review application with all required documentation: material specifications, manufacturer data sheets, color samples matched to community standards, and our contractor credentials.

Step 3: Insurance Coordination (If Applicable)

If the roof replacement is related to storm damage, we coordinate with your insurance company simultaneously. Our inspection report and documentation are formatted to support insurance claims. We can meet with your adjuster on site to ensure all damage is properly identified and documented. The goal is to have insurance approval and HOA approval in hand at the same time so there are no unnecessary delays.

Step 4: Project Scheduling and Neighbor Notification

Once approvals are in place, we schedule the project around weather windows and coordinate with the HOA regarding any access requirements, material staging areas, and work hour restrictions. In Villa communities and condo sections, we notify adjacent property owners of the work schedule as a courtesy and to address any access or parking concerns.

Step 5: Professional Installation

The installation itself follows hurricane-rated methods appropriate for Grande Dunes' coastal location. For tile roofs, this means mechanical fastening of every tile per current wind uplift requirements, upgraded underlayment and ice-and-water shield in vulnerable areas, stainless steel or marine-grade flashing and fasteners, and proper ventilation. We protect landscaping, driveways, and adjacent properties during the work and conduct daily cleanup.

Step 6: Final Inspection and HOA Sign-Off

After installation, we conduct our own quality inspection, then schedule the municipal building inspection required by Horry County code. Once the building inspection passes, we notify Waccamaw Management for their final confirmation that the completed work matches the approved plans. We provide you with all warranty documentation, inspection reports, and before-and-after photos for your records.

Grande Dunes homeowners have plenty of choices when it comes to roofing contractors. National chains, storm chasers after hurricanes, and contractors from other states all market to this community because of the high home values. Here is why a local Myrtle Beach roofer is the better choice for Grande Dunes.

HOA Experience and Relationships

A local contractor who has worked in Grande Dunes before knows the architectural review process, the design standards, the common material profiles used across the community, and the expectations of the review committee. A national chain or out-of-state contractor is starting from zero. That lack of familiarity leads to rejected applications, material mismatches, and delays. We have seen homeowners lose months to the approval process because their contractor submitted incomplete or non-compliant applications.

Coastal Roofing Knowledge

Roofing in a coastal salt air environment is fundamentally different from roofing inland. A contractor from Charlotte or Raleigh who does excellent work in those markets may not understand the implications of Grande Dunes' dual saltwater exposure, the specific fastener and flashing requirements for this environment, or the underlayment specifications needed for our heat and humidity. Local contractors who work in this environment every day make these decisions instinctively. For more on why local expertise matters, read our article on why choosing a locally owned roofing company matters.

Warranty Service and Accountability

A roof warranty is only as good as the company that stands behind it. National chains and storm chasers may offer impressive-sounding warranty terms, but when you need warranty service three or five or ten years from now, will they still be around? Will they send someone from three states away? A local Myrtle Beach contractor is here permanently. When you call, you get someone who knows your roof, knows your neighborhood, and can respond promptly. At WeatherShield, our 5.0-star Google rating with 81+ reviews is built on exactly this kind of long-term relationship with our customers.

Storm Chaser Warning

After every major hurricane or storm that hits Myrtle Beach, out-of-state contractors flood into the area targeting communities like Grande Dunes because of the high home values. These storm chasers often use high-pressure sales tactics, demand large upfront deposits, and do substandard work with non-coastal-rated materials. Some disappear before the project is complete. Grande Dunes homeowners should be especially cautious about any contractor who shows up unsolicited after a storm. Always verify South Carolina licensing, local references, and ask specifically about their experience working within Grande Dunes HOA requirements.