Should You Repair or Replace Your Roof After Storm Damage?
Shocking Industry Truth
Repair or replace? It's the question every homeowner faces after storm damage. The answer isn't always obvious—and the wrong decision can cost you thousands of dollars or leave your home vulnerable to the next storm.
After 18+ years of storm damage assessments in Myrtle Beach, I've developed a clear framework for making this decision. It balances immediate needs with long-term value, insurance realities with structural requirements, and budget constraints with hurricane season preparedness.
This guide walks you through the key factors that determine whether repair or replacement is the right choice for your situation, including damage extent, roof age, insurance coverage, and coastal climate considerations specific to the Grand Strand.
Need a professional assessment? Call us at (843) 877-5539 for a free storm damage inspection.
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Quick Decision Framework: Repair vs. Replace
Before diving into details, here's a quick framework to guide your initial thinking. These aren't absolute rules, but they'll point you in the right direction:
🔧 Repair Usually Makes Sense When:
- ✓ Roof is less than 10 years old
- ✓ Damage is isolated to one area (less than 25% of roof)
- ✓ No structural damage to decking
- ✓ Matching shingles are available
- ✓ First-time repair (no previous patch work)
- ✓ Damage repair cost is under 30% of replacement
🏠 Replace Usually Makes Sense When:
- ✓ Roof is 15+ years old (shingles) or showing wear
- ✓ Damage affects more than 30% of roof
- ✓ Structural damage to decking or trusses
- ✓ Multiple previous repairs
- ✓ Insurance covers full replacement
- ✓ Current roofing doesn't meet wind code
The Gray Zone:
Many situations fall between these categories. A 12-year-old roof with 35% damage might go either way. That's where professional assessment and insurance considerations become critical. Keep reading for the detailed analysis.
Assessing Storm Damage: What to Look For
The extent and type of damage is the primary factor in the repair vs. replace decision. Here's how professionals categorize storm damage:
Types of Storm Damage
Wind Damage
Repairable:
- • A few missing shingles in isolated areas
- • Lifted tabs that can be re-sealed
- • Minor flashing displacement
- • Damaged ridge cap sections
Often Requires Replacement:
- • Large sections of missing shingles
- • Exposed underlayment over wide areas
- • Decking damage from debris impact
- • Compromised roof-to-wall connections
Hail Damage
Repairable:
- • Cosmetic dents on metal components
- • Isolated granule loss in small areas
- • Minor vent cap damage
Often Requires Replacement:
- • Widespread granule loss across roof
- • Cracked or bruised shingles
- • Fractured fiberglass mat
- • Pattern of impacts across entire surface
Note: Hail damage is often widespread but not immediately visible. If hail damaged one slope, it likely damaged others. Insurance typically covers full replacement when hail damage is present across the roof.
Tree/Debris Impact
Repairable:
- • Small branch punctures in limited area
- • Superficial scrapes to shingles
- • Minor gutter damage
Often Requires Replacement:
- • Large tree limb through roof
- • Structural damage to trusses/rafters
- • Decking replacement needed
- • Impact affected large roof section
The 25-30% Rule
A general industry guideline: if damage affects more than 25-30% of your roof's surface area, replacement usually makes more sense than repair.
Why? At that threshold:
- • Repair costs approach replacement costs
- • Patching creates a patchwork with different wear rates
- • Warranty complications arise on repaired sections
- • Future storms will disproportionately damage older, weakened areas
Hidden Damage Considerations
What You Can't See From the Ground:
- • Underlayment damage: Even if shingles look intact, the water barrier beneath may be compromised
- • Hail bruising: Impacts that crack the fiberglass mat without visible surface damage
- • Nail pops and loose fasteners: Wind can loosen nails without removing shingles
- • Flashing separation: Seals around vents, chimneys, and valleys may have failed
- • Attic water damage: Leaks that haven't yet shown on ceilings
This is why professional inspection matters. What looks like minor, repairable damage from the ground may reveal extensive hidden damage when properly assessed.
Roof Age: The Critical Factor
Your roof's age dramatically affects the repair vs. replace calculation. Here's how age impacts the decision for common roofing materials in Myrtle Beach's coastal climate:
| Roof Age | Architectural Shingles | Metal Roofing | Recommendation |
|---|---|---|---|
| 0-5 years | Near full lifespan remaining | Near full lifespan remaining | REPAIR if possible |
| 6-10 years | ~50-70% lifespan remaining | ~80% lifespan remaining | REPAIR if damage <30% |
| 11-15 years | ~30-50% lifespan remaining | ~70% lifespan remaining | EVALUATE carefully |
| 16-20 years | Nearing end of coastal life | ~60% lifespan remaining | Shingles: REPLACE |
| 20+ years | Past coastal lifespan | Still significant life | Shingles: REPLACE |
Why Coastal Roofs Age Faster
National lifespan estimates don't apply to Myrtle Beach. Our coastal environment accelerates roof aging:
- • Salt air: Accelerates shingle degradation and metal corrosion
- • High humidity (74% avg): Promotes algae growth and moisture damage
- • UV intensity: Coastal reflection increases sun exposure
- • Hurricane exposure: Repeated storm stress weakens fasteners and seals
A 20-year shingle roof in Kansas might have 5-10 years left. In Myrtle Beach, that same roof is typically past its effective lifespan.
The "Throwing Good Money After Bad" Problem
Repairing an aging roof can be a poor investment:
Example Scenario:
A 17-year-old asphalt shingle roof suffers 20% storm damage.
- • Repair option: Patch affected areas, but remaining 80% is also near end-of-life
- • Likely outcome: The unrepaired 80% fails within 2-3 years, requiring full replacement anyway
- • Result: You pay for repairs AND replacement—almost twice the cost of replacing now
Better approach: Use the storm damage insurance claim to fund replacement, upgrading to hurricane-resistant materials while insurance covers much of the cost.
Insurance Considerations: Maximizing Your Claim
Insurance can significantly shift the repair vs. replace equation. Understanding how claims work helps you make smarter decisions.
Replacement Cost vs. Actual Cash Value
Replacement Cost Value (RCV)
Pays to replace your roof with similar materials at today's prices, minus deductible.
Impact: RCV policies typically favor replacement because they pay full replacement cost. If insurance covers a new roof, replacement is almost always the better choice.
Actual Cash Value (ACV)
Pays depreciated value based on roof age. A 15-year-old roof might only get 25-30% of replacement cost.
Impact: ACV policies often make repair more attractive because replacement payout is reduced by depreciation. You may need to pay significant out-of-pocket for replacement.
Check Your Policy:
Many South Carolina coastal policies switched from RCV to ACV for roofs in recent years. If you're unsure which type you have, call your insurance agent before making decisions based on expected payout.
When Insurance Favors Replacement
Insurance Often Covers Full Replacement When:
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Hail damage is widespread. Even minor hail damage across the entire roof typically triggers replacement coverage because patching creates inconsistent wear patterns.
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Matching materials aren't available. If your discontinued shingle can't be matched, insurance may cover replacement to maintain uniform appearance.
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Damage affects structural components. When decking, trusses, or rafters need repair, full replacement is often more cost-effective than structural repair plus patching.
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Code upgrades are required. Many policies include "law and ordinance" coverage that pays for bringing your roof up to current building codes during replacement.
The Contractor's Role in Insurance Claims
A good roofing contractor can significantly impact your claim outcome:
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Thorough damage documentation. Professional photos and reports identify damage adjusters might miss.
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Adjuster meeting attendance. Contractors can point out hidden damage and explain repair requirements.
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Supplement requests. When initial estimates miss items, contractors can file supplements for additional coverage.
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Xactimate estimates. Insurance companies use Xactimate software. Contractors who provide Xactimate-format estimates speak the adjuster's language.
WeatherShield Insurance Support
We help Myrtle Beach homeowners maximize their insurance claims:
- • Free damage inspection and documentation
- • Adjuster meeting attendance
- • Xactimate-format estimates
- • Supplement filing for missed damage
- • Honest assessment of repair vs. replace options
Free inspection: (843) 877-5539
Cost Comparison: Repair vs. Replace
While we can't provide specific pricing (costs vary based on roof size, materials, and damage extent), understanding the cost factors helps you evaluate options.
Factors That Affect Repair Costs
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Damage location: Repairs on steep slopes, near chimneys, or in valleys cost more due to complexity and safety requirements.
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Material matching: Discontinued shingles or specialty materials increase costs. Sometimes exact matches simply aren't available.
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Minimum service charges: Small repairs still require setup, travel, and safety equipment—there's a practical minimum cost.
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Hidden damage: What looks like a simple repair may reveal decking damage, wet insulation, or compromised underlayment once work begins.
Factors That Affect Replacement Costs
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Roof size and complexity: Square footage, number of slopes, dormers, and valleys all affect labor and materials.
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Material selection: Upgrading from 3-tab to architectural shingles, or shingles to metal, changes the investment significantly.
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Decking condition: Replacement often reveals damaged decking that must be replaced, adding to the scope.
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Code upgrades: Older homes may require hurricane straps, enhanced underlayment, or other code-mandated improvements.
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Tear-off requirements: Most Myrtle Beach replacements require complete tear-off; layovers are rarely appropriate in hurricane zones.
The True Cost Comparison
Beyond Initial Price: Consider Total Cost of Ownership
The cheapest option today isn't always the most economical long-term:
- • Repair on aging roof: Low initial cost, but likely need replacement within 3-5 years anyway
- • Replacement with basic materials: Moderate cost, 20-25 year coastal lifespan
- • Replacement with impact-resistant shingles: Higher cost, but 10-15% insurance discount and better storm protection
- • Replacement with metal: Highest cost, but 50+ year lifespan and 25-35% insurance savings
Insurance Changes the Math:
If insurance covers most of replacement cost, your out-of-pocket expense may be similar to—or even less than—a major repair. Always get both repair and replacement estimates before deciding, and understand what insurance will cover for each option.
Coastal Myrtle Beach Considerations
Living on the Grand Strand adds unique factors to the repair vs. replace decision that don't apply in other regions.
Hurricane Season Timing
Critical Timing Consideration:
Hurricane season runs June through November. If storm damage occurs during or before this period, consider:
- • Patching leaves you vulnerable. A repaired roof may not withstand the next storm, especially if original damage weakened surrounding areas.
- • Replacement provides peace of mind. A new, properly installed roof with hurricane-rated materials offers maximum protection.
- • Insurance deductibles may apply per storm. If your patched roof fails in a subsequent storm, you may owe another deductible.
Building Code Upgrades
South Carolina building codes have strengthened significantly. If you're replacing, you may be required to add:
- • Hurricane straps: Metal connectors securing roof to walls
- • Enhanced underlayment: Self-adhering barriers in certain areas
- • Improved fastening: More nails per shingle, specific patterns
- • High-wind edge details: Starter strips and enhanced edge installation
These upgrades improve storm resistance and may qualify you for insurance discounts. If your policy includes "law and ordinance" coverage, these upgrades may be covered.
FORTIFIED Roof Opportunity
If You're Replacing, Consider FORTIFIED Certification
FORTIFIED homes meet rigorous standards that significantly reduce storm damage:
- • Insurance discounts: Many SC insurers offer 15-35% premium reductions for FORTIFIED roofs
- • Proven performance: FORTIFIED homes experience significantly less storm damage
- • Resale value: FORTIFIED certification is increasingly valued by buyers in coastal markets
The incremental cost of meeting FORTIFIED standards during replacement is typically recouped through insurance savings within a few years.
Material Upgrades Worth Considering
If insurance is covering replacement anyway, consider upgrades that provide long-term value:
Impact-Resistant Shingles
- • Class 4 rating resists hail damage
- • 130 MPH wind ratings
- • Insurance discounts (5-15%)
- • 25-30 year coastal lifespan
Standing Seam Metal
- • 140-180 MPH wind ratings
- • 50+ year coastal lifespan
- • Insurance discounts (15-35%)
- • Minimal maintenance required
Decision Matrix: Making Your Final Choice
Use this matrix to score your situation. Each factor adds points toward repair or replacement.
| Factor | Favors Repair | Favors Replacement |
|---|---|---|
| Roof Age | Under 10 years (+2) | Over 15 years (+2) |
| Damage Extent | Under 20% of roof (+2) | Over 30% of roof (+2) |
| Previous Repairs | No prior repairs (+1) | Multiple prior repairs (+2) |
| Structural Damage | None (+2) | Decking/trusses affected (+3) |
| Insurance Type | ACV policy (+1) | RCV policy covering replacement (+2) |
| Material Match | Exact match available (+2) | No match / discontinued (+2) |
| Hurricane Season | Off-season (Dec-May) (+1) | Peak season (Jun-Nov) (+1) |
| Long-term Plans | Selling soon (+1) | Staying 10+ years (+2) |
Scoring Guide:
- • Repair score higher by 3+ points: Repair is likely the better choice
- • Scores within 2 points: Either option may be appropriate—get detailed estimates for both
- • Replacement score higher by 3+ points: Replacement is likely the better choice
The Bottom Line
This matrix is a starting point, not a final answer. Every roof is unique. The best approach is always a professional assessment that considers your specific damage, roof condition, insurance situation, and long-term goals.
Get a Professional Assessment
The repair vs. replace decision is too important to make based on a quick visual inspection or pressure from a contractor. Here's how to get the information you need:
What a Good Assessment Includes:
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Complete roof inspection. Not just visible damage—checking underlayment, flashing, ventilation, and attic.
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Honest evaluation of both options. A reputable contractor will tell you when repair makes sense, even if replacement is more profitable for them.
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Written estimates for each option. Detailed scope of work, not just a total price.
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Insurance guidance. Help understanding what your policy covers and how to maximize your claim.
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Material recommendations. Options appropriate for Myrtle Beach's coastal climate and your budget.
Free Storm Damage Assessment
WeatherShield Roofing provides free, no-obligation storm damage assessments for Myrtle Beach area homeowners. We'll give you honest guidance on repair vs. replacement based on your specific situation.
Remember: the goal isn't just to fix today's damage—it's to protect your home and family from future storms while making the smartest financial decision for your situation.
The Cost Comparison: Maintenance vs. Neglect
Without Maintenance
- Roof lifespan: 12-15 years
- Insurance claims often denied
- Emergency repairs cost 3x more
- Property value decreases by 5-10%
- Warranty becomes void
- Total 20-year cost: $35,000+
With Regular Maintenance
- Roof lifespan: 25-30+ years
- Insurance claims approved
- Prevent costly emergencies
- Property value protected
- Full warranty coverage maintained
- Total 20-year cost: $8,000-10,000
Don't Wait Until It's Too Late
Every day you delay costs you money. Get your FREE professional roof inspection today and discover exactly what condition your roof is in.
Emergency? Call our 24/7 hotline: (843) 877-5539
Need Professional Help?
WeatherShield Roofing is Myrtle Beach's highest-rated roofing company with a perfect 5.0-star Google rating. We can help with any roofing need:
Frequently Asked Questions
About the Author
David Karimi
Owner & Storm Damage Assessment Specialist
David Karimi is the owner of WeatherShield Roofing with over 18 years of experience helping Myrtle Beach homeowners make the right repair vs. replacement decisions after storm damage. As a GAF Master Elite certified contractor, David has assessed thousands of storm-damaged roofs and guided families toward solutions that maximize both protection and insurance value.
The Bottom Line: Your Roof, Your Choice
Every day you wait is another day closer to that emergency call no homeowner wants to make. The statistics are clear: 80% of roofs fail prematurely, and 61% of homeowners can't afford the emergency repairs that follow.
What You Get with Weather Shield Roofing:
Don't Wait Until It's Too Late
Join thousands of smart Myrtle Beach homeowners who protect their investment with regular maintenance.
Emergency? Call our 24/7 hotline: (843) 877-5539
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