Need a New Roof but Can't Afford It? SC Homeowner Options Guide

Before we get into funding options, let us address the elephant in the room: what happens if you do nothing?

We understand the temptation. When money is tight, putting off a roof replacement feels like the practical choice. But roofing problems are the one category of home repair that never gets cheaper with time. A small leak you can live with today becomes a major structural problem six months from now.

Here is what we see happen with delayed roof replacements in Myrtle Beach:

• Water intrusion spreads. What starts as a drip in one spot saturates the decking, travels along rafters, and damages rooms you did not expect. The repair bill compounds every month.
• Mold takes hold. Coastal humidity accelerates mold growth. Once mold is in your attic insulation and framing, remediation can cost thousands on its own — on top of the roof.
• Structural wood rots. Wet decking and rafters lose their strength. What was a roof replacement becomes a roof and framing replacement.
• Insurance drops you. South Carolina insurers are already tightening coverage in coastal areas. A visibly deteriorating roof gives them grounds to non-renew your policy, which makes getting future coverage much harder and more expensive.
• Your home loses value. If you ever need to sell or refinance, a failing roof kills the deal or drastically reduces your sale price.

The bottom line: even if full replacement is not possible right now, you need to take some kind of action. That might mean a targeted repair to buy time, tarping a damaged section, or starting a grant application that takes a few months to process. Doing nothing is the most expensive option.

Not sure how urgent your situation is? We offer free roof inspections in Myrtle Beach and throughout Horry County. We will tell you honestly whether you can repair or need to replace — and help you figure out how to fund it. Call (843) 877-5539.

Option 1: SC Safe Home Grant — Free Money for Coastal Homeowners

The SC Safe Home Grant is one of South Carolina's best-kept secrets for homeowners who need roof work. Administered by the SC Department of Insurance, this program provides grants — not loans — to help coastal homeowners strengthen their roofs against hurricane and high-wind damage.

How Much Can You Get?

• Matching grants: Up to $6,000 (you pay a portion, the state matches)
• Non-matching grants: Up to $7,500 (for lower-income households — no out-of-pocket cost required)

The state allocated nearly $9 million in funding for the 2026 cycle. More than 600 South Carolina homeowners received grants in 2025, and this year's program is even larger.

Eligibility Requirements

• Live in a designated SC coastal county (Horry County qualifies)
• Own and occupy the home as your primary residence
• Home must be a single-family, freestanding structure (no duplexes, no condos)
• Have an active homeowners insurance policy
• Complete a wind mitigation inspection by a participating inspector
• Meet household income guidelines (adjusted for family size and county median)
• Home cannot have received a previous SC Safe Home grant

What the Grant Covers

SC Safe Home grants specifically fund wind-mitigation retrofits, including:

• New roofs that meet the IBHS FORTIFIED Roof standard
• Roof-to-wall connection upgrades
• Sealed roof decking
• Window and door protection
• Soffit, fascia, and garage door hardening

If your roof needs replacement and you bring it up to FORTIFIED standards, you may also qualify for insurance premium discounts on top of the grant — saving you money year after year.

How to Apply

1. Visit the SC Department of Insurance website (doi.sc.gov/safehome)
2. Complete the online application during the open window — the 2026 application portal opened February 10, 2026
3. Gather your documents: latest tax return (1040), homeowners insurance declaration page, county tax assessment
4. Schedule a wind mitigation inspection with a participating SC Safe Home Inspector
5. If approved, select a participating contractor to perform the work

Pro tip: Homes built before 2007 are high-priority applicants. Funds run out each cycle, so apply as soon as the portal opens.

For a deeper dive into this program, read our complete guide: SC Safe Home Grant 2026: Complete Guide for Myrtle Beach Homeowners.

Option 2: Horry County Housing Rehabilitation Program

If you live in unincorporated Horry County, you may qualify for the county's Housing Rehabilitation Program, funded by Community Development Block Grants (CDBG). This program provides free repairs — including full roof replacements — to qualifying low-to-moderate income homeowners.

What It Covers

Roof covering, sheathing, flashing, structural repairs, soffits, gutters, and related work. This is not limited to patching — the program covers full replacement when needed.

Eligibility

• Household income at or below 80% of the Area Median Income (AMI) for Horry County
• Own the home (documented by deed)
• Home is your primary residence
• Located in unincorporated Horry County (not within city limits of Myrtle Beach, Conway, etc.)
• Current on property taxes

The Reality

We want to be upfront: this program has a waiting list that typically runs 2-3 years from application to construction. That is a long time. But getting on the list now means you are moving toward a solution. And you can pursue other options (insurance claims, grants, repairs) while you wait.

To apply, contact Horry County Community Development and complete a pre-application. Visit horrycountysc.gov or call their office directly.

Option 3: South Carolina Housing Trust Fund — Up to $25,000

The SC Housing Trust Fund (HTF) is one of the largest state-funded home repair programs available to South Carolina homeowners. Funded by documentary stamp taxes on real estate transfers, the HTF provides grants of up to $25,000 for critical home repairs — and roof replacement is one of the top five qualifying repairs.

How It Works

You do not apply directly to the state. Instead, you work with an Approved Nonprofit Partner — typically your local Habitat for Humanity, Community Action Agency, or Regional Council of Governments. The nonprofit manages the application, coordinates contractors, and oversees the project.

Eligible Repairs

• Roofing (full replacement or major repair)
• HVAC systems
• Plumbing and septic
• Electrical systems
• Foundation and structural work
• Accessibility modifications (ramps, handrails)

Eligibility

Income requirements are set by the nonprofit partner, but generally you must be low-to-very-low income as defined by HUD guidelines. Priority is given to seniors, disabled homeowners, and families with children. Your home must be owner-occupied, and your property taxes must be assessed at the 4% owner-occupied rate (not 6%, which indicates a rental or second home).

To find your local HTF nonprofit partner, call your Regional Council of Governments or dial 211 for a referral.

Option 4: Nonprofit and Community Assistance Programs

Several nonprofit organizations in the Myrtle Beach area provide roof repair and replacement assistance. These programs vary year to year in funding and availability, but they are real resources worth pursuing.

Habitat for Humanity of Horry County

Habitat operates a Critical Home Repair program that includes roof replacements for qualifying homeowners. Approved applicants typically pay approximately 10% of the actual repair cost. Habitat focuses on repairs that are critical to health, safety, and accessibility. Contact your local Habitat for Humanity chapter directly to check current program availability and eligibility.

Sustainability Institute SC

In Horry, Georgetown, and Berkeley counties, the Sustainability Institute provides no-cost weatherization services to eligible Santee Cooper customers. Their program combines critical home repairs — including roof and structural fixes — with energy efficiency upgrades. Priority goes to seniors (62+), people with disabilities, families with children under 18, and high energy-burden households.

Rebuilding Together

This national nonprofit operates volunteer-driven home repair programs, including roofing projects. They focus on low-income homeowners, seniors, veterans, and people with disabilities. Check for a local chapter or affiliate in your area.

Faith-Based and Veteran Organizations

Local churches, veteran service organizations, and disaster relief groups (such as Operation Blessing) sometimes fund or volunteer for emergency roof repairs. These programs are less predictable but can provide help when formal programs have waitlists.

The fastest way to find help: Call or text 211. This free referral service connects you to every nonprofit and government assistance program available in your area, updated in real time.

Option 5: Federal Assistance Programs

USDA Section 504 Home Repair Program

If you are a very low-income homeowner age 62 or older, the USDA offers grants of up to $10,000 specifically for critical home repairs, including roofing. For homeowners under 62, the program provides loans up to $40,000 at a 1% fixed interest rate with up to 20-year repayment terms. This is one of the best federal programs for rural and semi-rural areas of Horry County.

FHA Title 1 Property Improvement Loan

This FHA-insured loan allows homeowners to borrow up to $25,000 for home repairs and improvements. The key advantage: no home equity is required. You do not need to have significant equity built up in your home to qualify. These loans are available through FHA-approved lenders and can cover a full roof replacement. Even homeowners with less-than-perfect credit may qualify.

Weatherization Assistance Program (WAP)

Administered through the SC Office of Economic Opportunity, WAP helps low-income households improve energy efficiency. While primarily focused on insulation, HVAC, and air sealing, the program can address roof repairs when they are necessary to complete weatherization work. If your roof is leaking and preventing insulation from being installed, WAP may cover the roof repair. There is no deadline to apply, but funding is limited per county each year.

Contact your local Community Action Agency for Horry County to apply for WAP or visit oeo.sc.gov for information.

Option 6: Insurance — Your Existing Policy May Cover It

Many homeowners do not realize that their existing insurance policy might pay for most or all of their roof replacement. If your roof damage was caused by a covered peril — wind, hail, a fallen tree, hurricane damage, lightning, or other storm events — your homeowners insurance may cover the replacement minus your deductible.

When Insurance Covers Your Roof

• Storm damage: Wind, hail, hurricane, tornado, lightning strikes
• Fallen objects: Trees, branches, debris
• Fire damage
• Vandalism

When Insurance Usually Does Not Cover It

• Normal wear and aging
• Poor maintenance or neglect
• Cosmetic damage only (depends on your policy)
• Pre-existing damage not reported promptly

Here is the thing: in coastal South Carolina, almost every roof has some storm damage. Hurricanes, tropical storms, nor'easters, and severe thunderstorms are annual events here. You may have legitimate wind or hail damage you do not even know about.

Step 1: Get a professional inspection. A qualified roofer can identify storm damage that is not visible from the ground — lifted shingles, broken seals, granule loss from hail impact, compromised flashing. This documentation is critical for your insurance claim.

Step 2: File your claim with documentation. Your roofer's inspection report, photos, and damage assessment give the adjuster evidence to approve your claim.

We have written extensively about navigating the insurance claim process in South Carolina. These guides will help:

• How to Get Insurance to Pay for Roof Replacement in SC
• Roof Insurance Claim Denied? What SC Homeowners Should Do Next
• Does Insurance Cover Roof Leaks in South Carolina?
• Will Insurance Cover a 25-Year-Old Roof in SC?

If your claim was denied or lowballed, do not give up. South Carolina has strong consumer protection laws. Call us at (843) 877-5539 and we will help you understand your options.

Option 7: Loan and Financing Programs

When grants and insurance are not enough — or while you are waiting for approval — financing can bridge the gap. Here are the programs most relevant to South Carolina homeowners:

FHA 203(k) Rehabilitation Loan

This FHA-insured loan rolls roof replacement costs into your mortgage. If you are refinancing or purchasing an older home that needs a new roof, the 203(k) lets you finance the repair as part of your mortgage at mortgage interest rates — much lower than personal loan or credit card rates. Available through FHA-approved lenders.

Fannie Mae HomeStyle Renovation Loan

Similar to the 203(k) but with fewer restrictions on the types of work covered. HomeStyle lets you borrow up to 75% of the completed value of the home for renovation costs, including roof replacement. This works well for homeowners with decent credit who need significant work done.

PACE Financing (Property Assessed Clean Energy)

PACE provides 100% financing for roofing projects, up to 20% of your home's value. There are no upfront payments, and depending on when your installation occurs, your first payment may not be due for up to 18 months. Payments are made through your property tax bill. PACE is particularly useful for energy-efficient roofing upgrades and can be combined with SC Safe Home grant funds.

Home Equity Loan or HELOC

If you have equity in your home, a home equity loan provides a lump sum at a fixed rate, while a HELOC gives you a revolving credit line. Interest rates are typically lower than personal loans because your home serves as collateral. Best for homeowners who have built up equity over time.

Contractor Financing

Many roofing contractors, including WeatherShield, partner with lending companies to offer financing with monthly payments. Some programs offer promotional 0% APR periods for qualified borrowers. This can make a full replacement affordable by spreading the cost over 5-15 years with predictable monthly payments.

Want to explore financing options for your roof? Call us at (843) 877-5539 and we will walk you through what is available based on your situation.

Financing Comparison: Programs at a Glance

This table summarizes the major funding options available to South Carolina homeowners. Use it to identify which programs you may qualify for, then pursue multiple options simultaneously to maximize your chances.

Important: Many of these programs can be combined. For example, you might use an SC Safe Home Grant to cover part of the cost and contractor financing for the remainder. Or you might receive an insurance payout for storm damage and use the Housing Trust Fund to cover what insurance did not pay.

Option 8: Repair Instead of Replace — When It Makes Sense

A full roof replacement is not always the only answer. In some cases, a targeted repair can extend your roof's life by 3-7 years, buying you time to save money, apply for grants, or wait for insurance approval.

Repair May Be Viable When:

• Damage is limited to one area (less than 30% of the roof surface)
• The decking underneath is solid — no rot, no sagging, no soft spots
• Your roof is not at the end of its expected lifespan (e.g., a 30-year shingle at year 15 with localized damage)
• There is no active leak into the living space that is causing structural or mold damage

Replacement Is Usually Necessary When:

• Damage covers more than 30% of the roof
• The decking is compromised (rot, water damage, structural weakness)
• Your roof is at or past its expected lifespan
• Multiple leaks in different areas
• You are seeing widespread granule loss, curling, or cracking
• Previous repairs have already been done and the roof continues failing

A professional inspection is the only reliable way to make this determination. We see homeowners try to guess based on what they can see from the ground, but the real story is on the roof itself — the condition of the decking, the flashing, the ridge line, and the underlayment.

Not sure whether you need repair or replacement? Read our detailed guide: Should I Replace My Roof if It's Not Leaking? Or schedule a free inspection and we will give you an honest assessment.

Your 7-Step Action Plan

Feeling overwhelmed? Here is exactly what to do, in order, starting today:

Warning Signs You Cannot Wait

While many roof issues allow you time to arrange funding, certain situations demand immediate action — even if it means a temporary repair while you pursue longer-term solutions:

• Active water entering your home — leaks during every rain, expanding water stains, dripping into living spaces
• Visible sagging in the roof line — indicates structural compromise
• Daylight visible through the roof from your attic
• Mold growth on interior walls or ceilings — health hazard that worsens rapidly
• Missing large sections of shingles — exposed decking deteriorates within weeks in coastal conditions
• An upcoming hurricane season with an already compromised roof — Myrtle Beach hurricane season runs June through November

If any of these describe your situation, do not wait for grant approval. Call us at (843) 877-5539 now. We can discuss emergency repair options that protect your home while you arrange full funding. Learn more about the signs that mean your roof needs attention now: 5 Signs You Need a New Roof in Myrtle Beach.

Avoiding Scams: Protecting Yourself When You Are Vulnerable

When homeowners are financially stressed and dealing with a failing roof, they become targets for scam contractors and predatory lenders. Protect yourself:

• Never pay the full amount upfront. Legitimate contractors have structured payment schedules tied to milestones, not lump-sum demands before work begins.
• Verify contractor licensing. In South Carolina, any roofing job over $200 requires the contractor to be registered with the SC Residential Builders Commission. Verify at llr.sc.gov.
• Get everything in writing. Scope of work, materials, timeline, payment schedule, warranty terms — all of it should be in a written contract before work starts.
• Be wary of door-to-door solicitors after storms. Legitimate companies do not pressure you for instant decisions. Take your time, get multiple opinions.
• Never sign an Assignment of Benefits (AOB) without fully understanding what you are giving up. An AOB transfers your insurance claim rights to a third party.
• Check reviews and references. Look for established companies with verifiable track records in your community — not fly-by-night operations that appear after every hurricane.

At WeatherShield Roofing, we are a locally owned, Myrtle Beach company with a 5.0-star rating backed by real customer reviews. We never pressure homeowners into decisions, and we never ask for full payment before work is complete. Learn why choosing a local company matters: Roof Replacement in Myrtle Beach.

Frequently Asked Questions

Your Next Step

We know this is stressful. A roof replacement feels like an impossible financial burden, and the sheer number of programs, grants, and financing options can be overwhelming.

Here is what we suggest: start with a free roof inspection. That single step gives you the information you need to pursue every option on this list — grant applications need documentation, insurance claims need inspection reports, and even deciding between repair and replacement requires knowing what is actually going on up there.

At WeatherShield Roofing, we have helped hundreds of Myrtle Beach homeowners navigate exactly this situation. We will inspect your roof, tell you honestly what you need, and help you identify the funding options that fit your circumstances. We are a locally owned company — not a private-equity chain — and we are invested in this community for the long haul.

Call us today at (843) 877-5539 or schedule your free inspection online. Let us help you find a path forward you can afford.

You deserve a safe, dry home. And there are ways to make it happen — even when money is tight.