Metal Roofing Pros and Cons: Honest Guide for Coastal SC Homeowners

Before we get into the pros and cons, you need to understand why coastal South Carolina is one of the most demanding environments for any roofing material in the country. The factors that affect your roof here are fundamentally different from what homeowners face in Charlotte, Atlanta, or even Columbia just 150 miles inland.

Salt Air Corrosion

The Atlantic Ocean generates a constant stream of salt-laden moisture that drifts inland across the Grand Strand. This salt spray is invisible but relentless. It settles on every exterior surface of your home, including your roof, and begins a corrosion process on unprotected metals. Homes within one mile of the ocean receive the heaviest salt exposure, but measurable salt deposition extends three miles or more inland. Even homes in Carolina Forest and Conway are not completely immune during strong onshore winds.

For metal roofing, this means material selection is not optional. The type of metal, the coating system, and especially the fastener material all determine whether your roof thrives for 50 years or shows corrosion within five. This is the single biggest factor that separates coastal metal roofing decisions from inland ones.

Hurricane-Force Winds

Horry County has a 2 percent annual probability of experiencing a direct hurricane strike and a 24 percent annual chance of wind gusts exceeding 40 mph. Hurricane season runs from June through November, with peak activity in August through October. Hurricane Hugo (1989), Hurricane Florence (2018), and Hurricane Ian's impacts on the Myrtle Beach area demonstrated that wind damage to roofs is the single most expensive repair homeowners face after a storm.

South Carolina building codes for coastal construction require roofing systems that can withstand specific wind speeds based on your location. Metal roofing is one of the few materials that can consistently meet and exceed these requirements, but only when the right panel profile and fastening method are used. A standing seam metal roof with concealed clips performs very differently in a hurricane than an exposed-fastener corrugated panel.

Extreme Humidity and UV Exposure

Myrtle Beach averages 73 percent relative humidity year-round and regularly exceeds 90 percent during summer months. This constant moisture accelerates degradation of asphalt-based roofing materials and creates a persistent challenge for any roofing system. Add in the intense UV radiation at our latitude, and you have an environment that tests every material's limits.

Metal roofing handles humidity and UV far better than most alternatives, but the coating and finish system matter enormously. A PVDF (Kynar 500) finish resists UV degradation and chalking for decades. A cheaper polyester finish may fade and chalk within 10 years under our sun.

Thermal Cycling

Coastal SC experiences significant daily temperature swings, especially during spring and fall. A metal roof surface can reach over 150 degrees Fahrenheit on a summer afternoon and drop below 60 degrees by nightfall. This constant expansion and contraction stresses fasteners, seams, and connections. A properly designed metal roofing system accounts for this movement. A poorly installed one does not, leading to loosened fasteners, opened seams, and water infiltration.

When you evaluate metal roofing through the lens of coastal South Carolina conditions, several advantages become even more significant than the generic guides suggest. Here are the real benefits that matter for Grand Strand homeowners.

40 to 70 Year Lifespan (Outlasts Shingles by Decades at the Coast)

Metal roofing lasts 40 to 70 years depending on the material and installation quality. Premium metals like copper and zinc can exceed 100 years. This longevity is impressive anywhere, but it becomes a transformative advantage in coastal SC where traditional asphalt shingles degrade 20 to 30 percent faster than their rated lifespan due to salt air, UV, and humidity. A shingle roof rated for 30 years inland may only last 15 to 20 years in Myrtle Beach. A properly selected and installed metal roof maintains its integrity regardless of these conditions.

Hurricane-Grade Wind Resistance: 140 to 160+ MPH Ratings

This is the advantage that resonates most with coastal homeowners. Standing seam metal roofing systems achieve wind ratings of 140 to 160 mph and beyond when properly installed. That exceeds Category 4 hurricane wind speeds. By comparison, standard architectural shingles are rated for 110 to 130 mph, and their actual performance in sustained hurricane conditions often falls short of rated specs as adhesive strips degrade over time in coastal humidity.

The concealed fastener design of standing seam systems is critical here. Because the clips that hold the panels are hidden beneath the seam, there are no exposed penetrations for wind-driven rain to exploit. During Hurricane Florence in 2018, metal roofs across the Grand Strand consistently outperformed shingle roofs in the same neighborhoods.

Superior Salt Air Resistance (with the Right Material)

Aluminum and zinc are naturally resistant to salt-induced corrosion. Unlike asphalt shingles, which lose protective granules when exposed to persistent salt spray, these metals form a protective oxide layer that actually strengthens over time. For homes near the ocean, this self-protecting characteristic means your roofing material gets more resilient as it ages, not less.

Energy Efficiency That Matters in SC Summers: Up to 40% Cooling Savings

Metal roofing reflects solar radiant heat rather than absorbing it. Cool-metal roofing with reflective pigments can reduce cooling costs by up to 40 percent compared to dark asphalt shingles. In Myrtle Beach, where air conditioning runs six to eight months per year and electricity costs continue to rise, this translates to meaningful savings every single month. Over a 50-year roof lifespan, the cumulative energy savings alone can offset a significant portion of the higher upfront cost.

Class A Fire Rating: The Highest Available

Metal roofing carries a Class A fire rating, the highest classification for roofing materials. While coastal SC is not typically considered a wildfire zone, homes in areas like Conway, Aynor, and the rural Horry County communities surrounded by pine forests do face fire risk. A Class A rating also satisfies the most stringent building code requirements and may qualify for additional insurance considerations.

Low Maintenance in High-Humidity Environments

In our 73-percent average humidity, maintenance demands matter. Asphalt shingles in coastal SC develop algae (those dark streaks), moss growth, and granule loss that require regular cleaning and treatment. Metal roofing resists biological growth, does not absorb moisture, and typically requires only an annual wash-down to maintain appearance and performance. For homeowners tired of fighting algae and scheduling biannual shingle maintenance, this is a significant quality-of-life improvement.

SC Insurance Premium Discounts: 10 to 35% Off Wind Coverage

South Carolina offers some of the most generous insurance incentive programs in the country for impact-resistant and wind-rated roofing. A metal roof can qualify for 10 to 35 percent reductions on the wind portion of your homeowners insurance premium. When combined with a FORTIFIED roof designation, the savings become even more substantial. We cover this in detail in the insurance section below.

Environmental Sustainability and Recyclability

Metal roofing is 100 percent recyclable at the end of its life. Asphalt shingles contribute approximately 12 million tons to American landfills every year. When you factor in the 3-to-4 shingle replacements that a coastal SC home would require in the time a single metal roof lasts, the environmental difference is dramatic. Many metal roofing products also contain 25 to 95 percent recycled content, making them a strong choice for environmentally conscious homeowners.

No roofing material is perfect, and we would be doing you a disservice to pretend otherwise. Here are the genuine disadvantages of metal roofing, with specific context for how each one plays out in coastal South Carolina and what you can do to mitigate them.

Salt Corrosion Risk (the Coast-Specific Con Most Guides Ignore)

This is the con that generic metal roofing articles never mention because it does not affect most of their readers. In coastal SC, salt air corrosion is a real and serious concern for certain metal types. Standard galvanized steel, which is perfectly fine in Kansas or Ohio, can show significant corrosion within five to ten years when installed within a mile of the ocean. Exposed steel fasteners on otherwise corrosion-resistant panels can create galvanic corrosion that eats through the fastener and leaves the panel vulnerable to wind uplift.

Mitigation: Choose the right metal for your zone. Aluminum, zinc, and copper are naturally corrosion-resistant. If using steel-based products (Galvalume), ensure you are far enough from the ocean and use stainless steel or properly coated fasteners. Our 3-Zone Coastal Framework below provides specific guidance.

Higher Upfront Cost (But Context Matters at the Coast)

Metal roofing typically costs two to three times more than asphalt shingles for the initial installation. There is no way around this. For a homeowner on a tight budget, this price difference can be the deciding factor. However, we urge coastal SC homeowners to look beyond the initial number. When you factor in the accelerated shingle replacement cycle at the coast, insurance premium savings, energy savings, and SC Safe Home grants, the lifetime cost picture shifts dramatically. We break down this calculation in the cost comparison section below.

Rain Noise Without Proper Insulation

Metal roofs are louder during rain than asphalt shingles. This is a fact. In Myrtle Beach, where afternoon thunderstorms are a daily occurrence from June through September, this matters more than it would in a drier climate.

Mitigation: With proper underlayment, solid roof decking (not open purlins), and standard attic insulation, the noise difference between metal and shingles becomes minimal. Homes with spray foam insulation or standing seam panels (which lie flatter than corrugated profiles) report noise levels virtually identical to shingle roofs. The key is planning for noise attenuation during installation, not after.

Thermal Expansion and Contraction

Metal expands when hot and contracts when cold. In Myrtle Beach, where roof surface temperatures can swing 90 degrees Fahrenheit in a single day during summer, this movement is significant. Panels that are 20 feet long can expand and contract by a quarter inch or more with each daily temperature cycle. Over thousands of cycles per year, improperly installed panels can loosen fasteners, open seams, and cause noise (the "oil canning" or "popping" sounds some homeowners report).

Mitigation: Standing seam systems with floating clip designs are engineered specifically for this. The clips allow panels to move independently of the roof deck, accommodating thermal expansion without stress on fasteners or seams. This is one of the key reasons standing seam is the preferred metal roof type for coastal applications. Exposed-fastener systems do not offer this flexibility, which is why they are more prone to issues in our climate.

Finding Qualified Coastal Metal Roof Installers

Metal roofing installation is more specialized than shingle installation, and coastal metal roofing is more specialized still. Not every roofer who installs metal inland understands the fastener requirements, coating specifications, and panel profiles necessary for salt-air environments. A contractor who installs beautiful metal roofs in Greenville may use standard steel fasteners that corrode within two years in Myrtle Beach.

Mitigation: Choose a contractor with documented coastal installation experience. Ask specifically about their fastener selection for salt-air environments, their experience with standing seam systems, and whether they are familiar with manufacturer warranty requirements for coastal installations. We address this in detail in the contractor selection section.

Color Fading from UV and Salt Exposure

All painted roofing surfaces fade over time. In coastal SC, the combination of intense UV radiation and salt exposure accelerates this process. A roof coating that holds its color for 30 years in the Midwest may show noticeable fading in 15 to 20 years here.

Mitigation: Specify a PVDF (Kynar 500 or Hylar 5000) finish rather than a polyester or SMP finish. PVDF coatings are specifically engineered for extreme UV and coastal exposure and carry manufacturer color warranties of 30 to 40 years. The upfront cost difference between a PVDF and polyester finish is relatively small compared to the total roof investment, but the performance difference over decades is enormous. A quality roof coating can also extend the life and appearance of your metal finish.

Manufacturer Warranty Exclusions Near Saltwater

This is the con that almost no one talks about. Many metal roofing manufacturers void or significantly limit their warranties for installations within certain distances of saltwater. Some exclude homes within 1,500 feet of the coast. Others reduce their warranty period from 40 years to 15 years for coastal installations. If you buy a metal roof based on a 50-year warranty and then discover the warranty does not apply to your location, you have lost a major part of your investment's value proposition.

Mitigation: Before purchasing, get the warranty document and read the coastal exclusions carefully. Work with a contractor who knows which manufacturers honor full warranties in coastal environments and what installation practices are required to maintain warranty coverage. Some manufacturers require specific fastener types, coating systems, and maintenance schedules for coastal warranty eligibility.

Not all metal roofing is created equal, and the performance differences between types become much more pronounced in a coastal environment. Here is how the major metal roofing options compare specifically for homes in the Myrtle Beach area.

Why Aluminum Dominates Coastal SC Roofing

Aluminum is the workhorse metal for coastal applications, and for good reason. It is naturally immune to rust and salt corrosion. Unlike steel, which requires protective coatings that can be compromised by scratches, cuts, or coastal exposure, aluminum's corrosion resistance is inherent to the metal itself. It forms a protective aluminum oxide layer when exposed to air and moisture, and that layer is self-healing: scratch it, and it reforms.

For Myrtle Beach homes, aluminum standing seam panels with a PVDF finish represent the sweet spot of coastal performance, aesthetics, and value. They handle salt air, resist hurricane-force winds, reflect solar heat, and carry full manufacturer warranties even for oceanfront installations.

Standing Seam vs Exposed Fastener for Hurricane Zones

The standing seam versus corrugated/exposed fastener comparison takes on critical importance in hurricane zones. Standing seam systems use concealed clips that allow the panel to expand and contract while maintaining a watertight seal. Exposed fastener systems rely on screws driven through the panel face, creating hundreds of potential failure points in high winds.

In a hurricane, wind does not just push against your roof. It creates uplift (suction) that tries to peel the roof off from below. Exposed fasteners can pull through the panel under sustained uplift forces. Standing seam clips, by contrast, engage the panel mechanically along its entire length, distributing uplift forces evenly. For any home in a designated hurricane zone, standing seam is the strongly recommended choice.

What to Avoid: Uncoated Steel Near the Coast

Standard galvanized steel without a marine-grade coating system has no place on a home within three miles of the Myrtle Beach coastline. The zinc coating on standard galvanized steel is consumed by salt-air exposure far faster than inland, and once the zinc is depleted, the underlying steel corrodes rapidly. We have seen galvanized steel agricultural panels fail within five years on oceanfront structures. If a contractor recommends standard galvanized steel for your coastal home, that is a red flag about their coastal experience.

Metal Shingles: The Look of Shingles with Metal Performance

If your neighborhood has HOA restrictions that require a traditional shingle appearance, metal shingles that look like traditional shingles offer a compelling alternative. Stone-coated steel shingles mimic the look of architectural shingles, slate, or tile while delivering Class 4 impact resistance and wind ratings exceeding 120 mph. They are available in aluminum substrates for true coastal applications, though availability may be more limited than steel-based options.

After 18 years of installing metal roofs along the Grand Strand, we developed a framework that simplifies the material selection process for coastal homeowners. Your home's distance from the ocean is the primary factor that determines which metal types, fasteners, and coatings will perform reliably over the long term.

Zone 1: 0 to 1 Mile from the Ocean (Heavy Salt Spray)

This includes oceanfront properties, homes in North Myrtle Beach's Cherry Grove, Surfside Beach beachfront, Garden City Beach, Litchfield Beach, and Pawleys Island. These homes receive direct, persistent salt spray and face the harshest marine environment.

Zone 2: 1 to 3 Miles from the Ocean (Moderate Salt Exposure)

This includes much of central Myrtle Beach, parts of North Myrtle Beach away from the beach, Surfside Beach inland neighborhoods, and the western portions of the beach communities. Salt deposition is measurable but less intense than Zone 1.

Zone 3: 3+ Miles from the Ocean (Standard Hurricane Zone)

This includes Carolina Forest, most of Conway, Socastee, Forestbrook, Aynor, and the inland communities of Horry County. Salt exposure is minimal under normal conditions but can spike during strong onshore wind events. Hurricane and wind resistance remain primary concerns.

The Critical Fastener Factor

The number one installation mistake we see on coastal metal roofs is using the wrong fasteners. A contractor can install beautiful aluminum standing seam panels, but if they use carbon steel or standard galvanized clips and screws, those fasteners will corrode and fail years before the panels themselves show any wear. In Zone 1, we have seen steel fasteners corrode to the point of failure within three years while the aluminum panels above them were still in perfect condition.

Galvanic corrosion is the specific danger. When two dissimilar metals are in contact in the presence of salt moisture, an electrochemical reaction accelerates corrosion of the less noble metal. Steel fasteners in aluminum panels near saltwater is a classic galvanic corrosion scenario. This is why marine-grade stainless steel (316 grade) fasteners are not optional for Zone 1 and strongly recommended for Zone 2.

The cost comparison between metal roofing and asphalt shingles changes fundamentally when you account for coastal conditions. Every generic comparison on the internet evaluates these materials as if a shingle roof lasts its full rated life and the homeowner never deals with hurricane damage claims. In Myrtle Beach, neither assumption holds.

*Note: Asphalt shingle lifespan reduced by 20-30% in coastal environments due to salt air, UV, and humidity exposure

The 3-Replacement Trap

This is the concept that changes how coastal homeowners think about roofing costs. A standard architectural shingle roof rated for 25 to 30 years inland typically lasts 15 to 20 years in coastal SC conditions. A quality metal roof lasts 50 to 70 years. Do the math:

• Shingle path (50 years): Three to four complete roof replacements, each with full tear-off, disposal, and installation costs. Each replacement means days of disruption, potential interior damage risk during tear-off, and increasing material costs over time.
• Metal path (50 years): One installation that outlasts the entire period, with minimal maintenance costs.

When you add insurance premium savings, energy savings, and the elimination of repeated replacement costs, the metal roof that costs two to three times more upfront often costs less over a 30-year or longer ownership horizon. For a detailed analysis of this comparison, see our metal roof vs. shingles cost comparison for Myrtle Beach.

Why Shingles Fail Faster in Myrtle Beach

Understanding why helps you evaluate both options honestly. Asphalt shingles degrade through several mechanisms that are accelerated at the coast:

• Granule loss: The ceramic granules that protect the asphalt layer are loosened by salt spray, heavy rain, and wind. Once granules are lost, the underlying asphalt oxidizes rapidly under UV exposure.
• Adhesive strip failure: The tar strips that bond shingle tabs together weaken in sustained high humidity, reducing wind resistance below rated specs.
• Algae and biological growth: Persistent humidity promotes algae (Gloeocapsa magma), moss, and lichen growth that traps moisture against the shingle surface and accelerates degradation.
• Thermal cycling stress: Daily temperature swings cause expansion and contraction that cracks and curls shingles over time, especially after the initial plasticizers in the asphalt have been cooked out by UV.

When Shingles Still Make Sense

Metal roofing is not always the right answer, even at the coast. Shingles may make more sense when you plan to sell your home within five to seven years and want to minimize upfront investment, when your budget is firmly constrained and financing is not an option, or when your HOA requires a specific shingle product with no metal alternative approved. In these cases, choosing high-quality Class 4 impact-resistant shingles can provide improved durability and insurance benefits while keeping costs lower than metal.

South Carolina offers some of the most compelling financial incentives for upgrading to impact-resistant and wind-rated roofing in the country. For coastal homeowners, these programs can transform the metal roofing cost equation from "expensive upgrade" to "investment that pays for itself."

FORTIFIED Roof Discounts: 10 to 35% Off Wind Premiums

The IBHS FORTIFIED Roof program is the most significant insurance savings opportunity for coastal SC homeowners. When a metal roof is installed to FORTIFIED standards and certified by an independent evaluator, 17 participating South Carolina insurers offer premium discounts of 10 to 35 percent on the wind portion of your policy. Some carriers offer discounts exceeding 50 percent on the wind premium for FORTIFIED Gold designation.

FORTIFIED Roof designation requires specific installation practices that go beyond standard building code: sealed roof deck, enhanced drip edge and flashing, specific nail patterns and ring-shank nails, and independent third-party verification. Metal roofing, particularly standing seam, is exceptionally well-suited to meeting these requirements because its inherent design already addresses many of the FORTIFIED criteria for wind resistance.

SC Safe Home Grants: $3,000 to $10,000 Toward Your Roof

The South Carolina Safe Home program provides grant funding to eligible homeowners for wind-resistant roof upgrades. The highest tier (Resilient Mitigation Award) provides up to $7,500 in non-matching funds for FORTIFIED-qualifying installations. Combined with a Sustainable Mitigation Award for additional improvements, total grant funding can approach $10,000 or more depending on the scope of work.

These are grants, not loans. You do not repay them. Horry County is an eligible area. The program is administered by the South Carolina Department of Insurance and applications are reviewed on a first-come, first-served basis. If you are planning a metal roof installation, applying for SC Safe Home funding should be one of your first steps.

Class 4 Impact Rating Discounts

Metal roofing materials that achieve a Class 4 impact rating (UL 2218 testing) qualify for additional insurance premium discounts from many SC carriers. Standing seam metal roofs and stone-coated steel shingles typically meet or exceed Class 4 standards. This discount stacks on top of FORTIFIED discounts, compounding your savings.

How to Maximize Your Insurance Savings with a Metal Roof

For the greatest financial impact, combine these strategies:

1. Apply for SC Safe Home grant first. Secure funding before beginning your project. This reduces your out-of-pocket cost.
2. Install to FORTIFIED standards. The incremental cost of upgrading a metal roof installation to FORTIFIED is relatively small. The annual premium savings over the life of the roof far exceed the upfront cost.
3. Select Class 4 impact-rated materials. Standing seam aluminum and steel panels typically qualify. Confirm the specific product's rating.
4. Get certified by an independent FORTIFIED evaluator. The certification is what triggers the insurance discounts. Without it, the insurer has no basis to apply the reduction.
5. Shop your policy with your new roof. A brand-new metal roof with FORTIFIED certification makes you a highly desirable customer for insurers. Get quotes from multiple carriers with your new documentation.
6. Ask about wind mitigation inspection credits. Even beyond FORTIFIED, many SC carriers offer premium credits based on wind mitigation inspection results. A metal roof scores well on every criteria.

Even with the right material selection and proper installation, metal roofs in coastal environments can develop issues if certain precautions are not taken. Here are the most common problems we encounter in the Myrtle Beach area and how to prevent each one.

Galvanic Corrosion from Mismatched Metals

When two different metals are in contact in a moist, salty environment, the less noble metal corrodes at an accelerated rate. We see this most often when carbon steel or galvanized screws are used with aluminum panels, or when copper flashing is installed adjacent to steel roofing without a proper barrier. The saltwater-laden air acts as an electrolyte that supercharges this reaction.

Prevention: Use fasteners and accessories made from compatible metals. For aluminum panels, use stainless steel fasteners. Isolate dissimilar metals with dielectric barriers or butyl tape. Have your contractor document all metal combinations used in the installation.

Fastener Failure and Back-Out

Exposed-fastener metal roof systems are particularly vulnerable to fastener issues in our climate. The daily thermal cycling causes panels to move, and over thousands of cycles, screws can back out of the substrate or the neoprene washers can degrade. Once a fastener seal is compromised, water infiltration begins. In a hurricane, a loosened fastener can lead to panel uplift and catastrophic failure.

Prevention: Choose standing seam systems with floating clips wherever possible. For exposed-fastener applications, use screws with EPDM (not neoprene) washers rated for coastal UV exposure. Have exposed-fastener roofs inspected annually and retighten or replace any compromised fasteners before they fail.

Oil Canning (Aesthetic Waviness)

Oil canning is the visible waviness or rippling in flat areas of metal roof panels. While it does not affect the structural integrity or weather resistance of the roof, it is an aesthetic concern that can be more pronounced on wide flat panels in our intense sunlight. Thermal expansion makes it more visible during peak sun hours.

Prevention: Specify striations or pencil ribs in flat pan areas of standing seam panels. Use narrower panel widths. Ensure the roof deck is flat and free of irregularities before installation. Choose lighter colors that reduce peak surface temperature and associated thermal expansion.

Corrosion at Cut Edges and Penetrations

Factory-applied coatings protect the surface of metal panels, but field-cut edges expose bare metal to the environment. In coastal conditions, these cut edges can begin corroding within months if not properly treated. The same applies to any roof penetration (vents, pipe boots, skylights) where the coating has been compromised.

Prevention: Apply manufacturer-approved touch-up paint to all field-cut edges immediately during installation. Use factory-formed ridge caps and trim pieces instead of field-cut alternatives whenever possible. Ensure all penetration flashings are made from compatible, corrosion-resistant materials.

Condensation and Moisture in Attic Spaces

Metal roofing in high-humidity environments can create condensation on the underside of the panels when warm, moist attic air meets the cooler metal surface. Over time, this condensation can drip onto insulation, ceiling materials, and structural framing, causing mold, rot, and damage that mimics a roof leak.

Prevention: Install a high-quality synthetic underlayment beneath all metal panels. Ensure proper attic ventilation to reduce humidity levels below the roof deck. In homes with spray foam insulation or conditioned attics, the condensation issue is virtually eliminated because there is no temperature differential between the attic and the metal surface. Proper ventilation is critical for metal roofs in coastal SC.

Wind-Driven Rain Infiltration at Transitions

During hurricanes and severe storms, rain is driven horizontally at extreme angles. The most vulnerable points on any metal roof are the transitions: ridge caps, valleys, wall-to-roof junctions, and eave details. Standard flashing details that work fine in normal rainfall can fail under wind-driven rain conditions.

Prevention: Specify hurricane-rated flashing details at all transitions. Use standing seam ridge caps that mechanically engage with the panels rather than relying on sealant alone. Install a self-adhering ice-and-water shield underlayment at all valleys, eaves, and roof-to-wall transitions as a secondary water barrier. These details are part of FORTIFIED Roof requirements for good reason.

The difference between a metal roof that performs flawlessly for 50 years and one that develops problems within five years is almost always the installer. Material quality matters, but installation quality matters more. Here is what to look for when choosing a metal roofing contractor for a coastal SC home.

Documented Coastal Installation Experience

Ask to see photos and references from metal roof installations specifically within the Myrtle Beach coastal zone, not just inland jobs. A contractor who has installed 200 metal roofs in Greenville has valuable experience, but they may not understand the fastener, coating, and detail requirements for our salt-air environment. Ask directly: "How many metal roofs have you installed within three miles of the ocean?"

Fastener Knowledge for Salt-Air Environments

This is the easiest way to test a contractor's coastal expertise. Ask them what fastener material they specify for homes in your zone. If they cannot immediately answer "316 stainless steel" for Zone 1 or explain why galvanized is insufficient near the coast, they lack the specific knowledge needed for your project.

Standing Seam System Expertise

Standing seam installation requires specialized equipment and training that not every roofer possesses. The panel seaming process, clip installation, thermal expansion allowances, and transition details are significantly different from exposed-fastener systems. Ask whether the crew performing your installation has been trained and certified by the panel manufacturer.

FORTIFIED Certification Capability

If you plan to pursue FORTIFIED designation (and in coastal SC, you should), your contractor needs to understand FORTIFIED requirements and have a working relationship with certified FORTIFIED evaluators. A contractor who has never done a FORTIFIED installation will have a learning curve that you do not want to pay for on your project.

Manufacturer Certifications and Warranty Backing

Top metal roofing manufacturers offer enhanced warranties when their products are installed by certified contractors. These certifications require the contractor to demonstrate proper training, installation practices, and a track record. A manufacturer-certified contractor provides you with the strongest warranty protection available.

Proper Licensing and Insurance

South Carolina requires roofing contractors to hold a valid license from the SC Contractors Licensing Board. Verify the license is current and covers the scope of your project. Confirm they carry both general liability insurance and workers compensation coverage. After any hurricane, storm-chasing contractors flood the market with minimal credentials. Verify everything before signing.

After evaluating every pro and con through the lens of coastal South Carolina, here is our honest assessment of when metal roofing makes sense and when it might not be the right choice for your situation.

Metal Roofing Is Almost Certainly Worth It If:

• You plan to stay in your home 10 or more years. The longer your ownership horizon, the more dramatically the cost math favors metal. Beyond 15 years, metal almost always wins on total cost in coastal SC.
• Your home is within three miles of the ocean. The accelerated degradation of asphalt shingles in the salt spray zone makes the shingle replacement cycle even shorter and more expensive, widening the advantage of a one-time metal installation.
• Hurricane protection is a priority. If you have experienced storm damage to a shingle roof, you understand the value of a 140 to 160 mph wind rating. The peace of mind alone has significant value.
• You want to maximize insurance savings. The combination of a FORTIFIED metal roof, SC Safe Home grants, and Class 4 impact rating creates the strongest possible insurance position for a coastal SC homeowner.
• You value low maintenance. If you are tired of scheduling shingle repairs, fighting algae, and worrying about storm damage every hurricane season, metal roofing delivers a fundamentally different ownership experience.
• You are replacing your shingles for the second or third time. If you are already on your second shingle roof, you are living the 3-Replacement Trap. A metal roof breaks that cycle permanently.

Metal Roofing Might Not Be Right If:

• You are selling within three to five years. You are unlikely to recoup the full upfront cost differential at resale, though metal roofing does increase home value and attractiveness to buyers in coastal markets.
• Your budget is strictly limited with no financing option. If the only option is paying cash and the metal roof cost exceeds your available funds, a high-quality impact-resistant shingle roof is a far better choice than a budget metal installation that cuts corners on materials or installation quality.
• Your HOA prohibits metal roofing of any type. Some HOAs in the Myrtle Beach area still restrict metal roofing. Check your covenants first. However, metal shingles that look like traditional shingles are gaining HOA acceptance in many communities.
• Your existing roof structure cannot support metal. While metal roofing is actually lighter than many people assume (standing seam aluminum weighs about one-quarter of what asphalt shingles weigh), certain older homes may need structural assessment before installation. This is a solvable issue but adds cost.

The Break-Even Point for Coastal SC Homeowners

Based on our experience with hundreds of metal roof installations in the Myrtle Beach area, most homeowners reach their break-even point between year 12 and year 18 when you factor in insurance savings, energy savings, and the avoided cost of the first shingle replacement that would have occurred during that window. After the break-even point, every additional year of metal roof service is effectively free roofing, while the shingle homeowner is paying for their second or third replacement.

The exact break-even depends on your specific circumstances: your current insurance premiums, energy costs, the metal type you choose, and the financing terms. We are happy to walk through the numbers for your specific home. Call (843) 877-5539 or request a free quote to start the conversation.