How to Know When You Need a New Roof: Complete 2025 Guide for Myrtle Beach Homeowners

Not sure which category you fall into? Schedule a free roof inspection with our HAAG-certified inspectors. We'll assess your roof's condition and give you an honest timeline—no pressure, no obligation.

Understanding your roof's expected lifespan is the first step in determining if replacement is near. However, these are general guidelines—actual lifespan depends on installation quality, maintenance, and local climate conditions.

*Myrtle Beach coastal lifespan assumes homes within 10 miles of the ocean. Homes further inland may see lifespans closer to national averages.

How to Find Your Roof's Age

Don't know when your roof was installed? Here's how to find out:

1. Check your closing documents — Home inspection reports often include roof age estimates
2. Look for building permits — Horry County permits are searchable online for roof replacement work
3. Ask previous owners — If you bought recently, the seller may have documentation
4. Check the attic — Installation dates are sometimes written on decking or rafters
5. Schedule an inspection — Experienced inspectors can estimate age based on wear patterns

The most obvious roof problems are visible from outside your home. Here are the 10 exterior warning signs that indicate your roof may need replacement:

1. Curling or Buckling Shingles

Shingles should lie flat against the roof. When they curl upward at the edges (cupping) or buckle in the middle (clawing), the roofing material has reached the end of its useful life. This happens when:

• Asphalt has dried out from UV exposure
• Moisture has penetrated beneath the shingles
• Poor attic ventilation caused heat damage
• Manufacturing defects (check warranty)

Repair vs. Replace: If curling affects less than 10% of shingles, targeted repair may be possible. Widespread curling (20%+) typically means full roof replacement.

2. Missing Shingles

Every missing shingle is a potential leak waiting to happen. While a few missing shingles after a storm can be repaired, frequent shingle loss indicates:

• Adhesive seal strips have failed (age-related)
• Nailing was improper during installation
• Shingles are brittle and breaking easily

3. Granule Loss

Those colored granules on asphalt shingles aren't just cosmetic—they protect the asphalt from UV degradation. Check your gutters after rain; excessive granule accumulation (looks like coarse sand) indicates your shingles are wearing out.

4. Cracked or Damaged Shingles

Cracks allow water infiltration. Common causes include impact damage (hail, debris), thermal stress, and age-related brittleness. Localized cracking can be repaired; widespread cracking warrants replacement.

5. Moss, Algae, or Fungus Growth

Green or black streaking isn't just unsightly—it signals moisture retention that can damage shingles over time. While cleaning can address cosmetic issues, persistent growth may indicate:

• Shaded areas retaining moisture
• Deteriorated shingle surface allowing growth
• Ventilation problems trapping humidity

6. Damaged or Missing Flashing

Flashing seals roof transitions—around chimneys, vents, skylights, and wall intersections. Rusted, cracked, or missing flashing is a leading cause of roof leaks. In coastal Myrtle Beach, flashing often fails before shingles due to salt air corrosion.

7. Sagging Roof Deck

A sagging roofline is a serious structural concern requiring immediate attention. Causes include:

• Rotted decking from prolonged moisture exposure
• Failed rafters or trusses
• Excessive weight (multiple roof layers)
• Foundation settling affecting roof structure

Action Required: Sagging roofs need emergency assessment. This is not a DIY diagnosis—structural problems can worsen rapidly.

8. Visible Wear Around Penetrations

Roof penetrations (vents, pipes, HVAC units, satellite dishes) are common leak points. Look for cracked rubber boots, deteriorated sealant, and rust stains indicating water infiltration.

9. Damaged Gutters and Downspouts

While gutters aren't part of your roof, persistent gutter problems often indicate roof issues. Granule accumulation, overflow from clogged gutters, and water damage at fascia boards all suggest roof-related problems.

10. Neighbors Are Replacing Their Roofs

If homes in your neighborhood built around the same time are getting new roofs, yours is likely due as well. Similar construction dates mean similar material age and similar exposure to storms.

Sometimes roof problems show up inside your home before they're visible outside. Don't ignore these interior warning signs:

1. Water Stains on Ceilings or Walls

Brown or yellow stains on ceilings—especially in upstairs rooms—typically indicate roof leaks. The stain may appear far from the actual leak point, as water travels along rafters before dripping down.

2. Attic Moisture, Mold, or Mildew

Inspect your attic periodically (safely). Warning signs include:

• Damp or wet insulation
• Black mold on rafters or decking
• Musty smell indicating moisture problems
• Rust on metal fasteners or straps

3. Daylight Visible Through Roof Boards

If you can see daylight through your roof decking when in the attic, you have gaps that allow water infiltration. This is a critical issue requiring immediate attention.

4. Sagging or Damaged Decking from Inside

Walk carefully in your attic (on joists only) and look for decking that feels soft, spongy, or shows visible sagging. This indicates water damage and potential structural compromise.

5. Increasing Energy Bills

A sudden increase in heating/cooling costs can indicate roof problems. When roof ventilation fails or insulation becomes moisture-damaged, your HVAC system works harder to maintain temperature. If your energy bills have jumped 15-20% without other explanation, roof inspection is warranted.

Not every roof problem requires full replacement. Use this decision matrix to determine whether repair or replacement makes more sense for your situation:

When Repair Makes Sense

• Storm damage to a newer roof (under 10 years)
• Localized leak from failed flashing or boot
• Missing shingles in one area after a storm
• Minor repairs before selling your home

When Replacement Is the Better Investment

• Roof is within 5 years of expected lifespan end
• Multiple leaks or leak points
• Previous repairs haven't held
• Widespread granule loss or shingle deterioration
• Planning to stay in the home long-term
• Insurance settlement covers significant portion

In Myrtle Beach, storm damage is often the trigger for roof replacement. Understanding what constitutes storm damage helps you file successful insurance claims.

Hurricane & Wind Damage Signs

• Missing shingles: Wind lifted and removed entire shingles
• Lifted shingles: Seal strip failed, edges raised but shingle still attached
• Creased shingles: Wind bent shingles back, creating visible fold lines
• Exposed nail heads: Shingle tabs torn away exposing fasteners
• Ridge cap damage: Ridge and hip caps often fail first
• Debris impact: Branches, fence pieces, or other debris punctured roof
• Flashing damage: Metal components bent, lifted, or torn away

Hail Damage Signs

• Granule displacement: Circular spots where granules are knocked loose
• Bruised shingles: Soft spots where asphalt is damaged beneath surface
• Cracked shingles: Impact fractures through shingle material
• Dented metal: Gutters, flashing, and vents show impact marks
• Soft spot test: Pressing on damaged area feels spongy

Living on the South Carolina coast presents unique roofing challenges. Here's what Myrtle Beach homeowners need to consider:

Salt Air Corrosion

Salt spray accelerates corrosion of metal components. Homes within 3 miles of the ocean experience the most severe effects. Key concerns:

• Standard galvanized fasteners may fail in 10-15 years vs. 25+ inland
• Aluminum and zinc flashing corrodes faster than expected
• Drip edge and edge metal are often first to fail
• Solution: Stainless steel fasteners and marine-grade flashing for coastal homes

Hurricane Wind Ratings

Myrtle Beach building codes require roofing materials rated for 130+ mph wind speeds. When replacing your roof, ensure new materials meet or exceed:

• ASTM D3161 Class F (110 mph) minimum
• ASTM D7158 Class H (150 mph) recommended for coastal
• High-wind installation methods (6-nail pattern vs. 4-nail)

Humidity & Ventilation

Myrtle Beach's high humidity (averaging 75%+) makes proper attic ventilation critical. Poor ventilation leads to:

• Premature shingle aging from trapped heat
• Condensation damage to decking
• Mold and mildew growth
• Reduced energy efficiency

Best Roofing Materials for Myrtle Beach

Based on our 15+ years of coastal roofing experience, here are our top recommendations:

1. Standing Seam Metal: Best hurricane resistance, 50+ year lifespan, no shingles to blow off
2. GAF Timberline HDZ (Architectural Shingles): 130 mph rating, 25-30 year warranty, excellent price/performance
3. Stone-Coated Metal Shingles: Traditional look with metal durability, 50+ year lifespan
4. Impact-Resistant Shingles (Class 4): Best hail protection, may qualify for insurance discounts

If you've determined you need a new roof, here's what the roof replacement process looks like:

Timeline

• Inspection & Estimate: 1-2 hours
• Material Selection: Same day to 1 week
• Permit Approval: 3-10 business days (Horry County)
• Material Delivery: 1-5 days after approval
• Installation: 1-3 days for most residential roofs
• Final Inspection: 1-3 days after completion

The Installation Process

1. Setup & Protection: Protect landscaping, cover HVAC, position debris trailer
2. Tear-Off: Remove old shingles, underlayment, and damaged decking
3. Deck Inspection & Repair: Replace any rotted or damaged plywood
4. Install Ice & Water Shield: Protect vulnerable areas (eaves, valleys, penetrations)
5. Install Synthetic Underlayment: Full roof coverage moisture barrier
6. Install Drip Edge: Protect fascia and direct water into gutters
7. Install Shingles/Metal: Bottom to top, proper overlap and nailing pattern
8. Install Flashing: Seal all penetrations, valleys, and wall intersections
9. Install Ridge Vent & Caps: Complete ventilation and waterproofing
10. Cleanup: Magnetic nail sweep, debris removal, property inspection

Choosing a Roofing Contractor

Not all roofers are equal. Here's what to look for:

• Licensing: SC Residential Builder License required
• Insurance: General liability AND workers' compensation
• Local Presence: Physical address in the area (not just a phone number)
• Manufacturer Certifications: GAF Master Elite, CertainTeed SELECT, Owens Corning Platinum
• Reviews: Strong Google/BBB ratings with recent reviews
• Written Warranty: Both manufacturer AND workmanship warranties

Use this final checklist to assess your situation:

Next Steps

Whether you need repair or replacement, the first step is a professional assessment. WeatherShield Roofing offers:

• Free Roof Inspections: Comprehensive 47-point assessment
• Honest Recommendations: We'll tell you if repair is sufficient
• Written Estimates: Detailed quotes with material options
• Insurance Assistance: Help navigating storm damage claims
• Financing Available: Payment plans for qualified homeowners