What Affects Roof Replacement Cost? Complete Factor Guide (2026)

After completing thousands of roof replacements across Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, and the surrounding Grand Strand communities, I can tell you that roof replacement cost comes down to seven primary factors. Some of these are within your control, and some are not. Understanding all of them puts you in a much stronger position when evaluating quotes and making decisions.

The seven major cost factors are:

• Roof size and complexity -- the total area and architectural features like dormers, valleys, and multiple levels
• Roofing materials -- the type and quality of shingles, metal panels, or other roofing products you select
• Labor and installation complexity -- what makes your specific roof easier or harder to work on
• Existing roof condition -- whether you need a full tear-off or can overlay, and what is hiding underneath
• Building code requirements -- the specific upgrades mandated by South Carolina and Horry County codes for our wind zone
• Permits and inspections -- the regulatory costs that vary by municipality
• Additional work -- ventilation upgrades, gutter replacement, fascia repair, and other items discovered during the project

What makes this complicated is that these factors interact with each other. A steep roof pitch does not just increase labor cost -- it also increases material waste, requires additional safety equipment, and takes longer to complete. A decision to use metal roofing instead of asphalt changes the labor requirements, the underlayment specification, and potentially the structural support needs. Every choice has a ripple effect.

This is exactly why online calculators and national averages are unreliable. They cannot account for the specific combination of factors that apply to your home. The only accurate way to know your roof replacement cost is a professional inspection from a local contractor who understands coastal South Carolina conditions. Let me break down each factor so you know what to expect.

The size of your roof is the single biggest variable in replacement cost. This should be obvious -- a larger roof requires more materials and more labor hours. But most homeowners underestimate their roof size because they think of it as their home's square footage. Your roof is significantly larger than your floor plan.

How Roofers Measure Your Roof

In the roofing industry, we measure roofs in "squares." One roofing square equals 100 square feet of roof surface area. A 2,000 square foot home might have a roof that measures 25 to 35 squares depending on its pitch and overhang. We use aerial measurement technology combined with on-site verification to get precise measurements -- sloppy measuring leads to sloppy estimates.

Your roof surface area is always larger than your home's footprint because of slope. A flat roof over a 2,000 square foot home would be approximately 2,000 square feet. But roofs are not flat. The steeper the pitch, the more surface area there is to cover. A steep 12/12 pitch roof (45 degrees) over that same 2,000 square foot home could measure over 2,800 square feet of actual roof surface.

How Roof Pitch Affects Cost

Roof pitch is expressed as a ratio -- for example, 6/12 means the roof rises 6 inches for every 12 inches of horizontal run. Standard pitch is typically 4/12 to 7/12. Here is how pitch affects your project:

• Low pitch (2/12 to 4/12): Easiest to work on, requires the least safety equipment, and has the best labor efficiency. However, low-pitch roofs may require special materials and additional waterproofing because water drains more slowly.
• Standard pitch (5/12 to 7/12): This is the sweet spot. Standard shingle installation applies, safety equipment needs are moderate, and labor efficiency is good. Most Grand Strand homes fall in this range.
• Steep pitch (8/12 to 12/12): Steep roofs require specialized safety harnesses, roof jacks, and scaffolding. Work is slower because crews must be anchored at all times. Material waste increases because of cutting angles. All of this increases labor cost significantly.
• Very steep pitch (over 12/12): Rare in residential construction but found on some architectural features. These require the most extensive safety setups and the slowest installation pace.

Roof Complexity: Not All Roofs Are Created Equal

Beyond size and pitch, the complexity of your roof's design has a major impact on cost. A simple gable roof with two flat planes is straightforward. A roof with multiple dormers, valleys, hips, skylights, chimneys, and different levels requires significantly more cutting, flashing, and detail work.

Features that increase roof complexity include:

• Valleys: Where two roof planes meet creates a channel that collects water. Valleys require extra underlayment, careful shingle weaving or cutting, and sometimes metal valley flashing.
• Dormers: Each dormer adds multiple flashing points, sidewall intersections, and small roof planes that take disproportionate time to roof relative to their size.
• Chimneys: Chimney flashing is one of the most leak-prone areas on any roof. Proper chimney flashing involves step flashing, counter flashing, and a cricket (diverter) on the uphill side.
• Skylights: Existing skylights typically need new flashing during a re-roof. Many homeowners choose to replace aging skylights during the project since the roof is already open.
• Multiple levels: A roof with different height levels requires additional flashing at every transition and more complex layout planning.
• Hip roofs: Hip roofs (where all sides slope down) use more ridge cap material and require more cutting than simple gable roofs.

Many coastal South Carolina homes have complex rooflines because of architectural styles popular in the Grand Strand -- Lowcountry designs with multiple gables, wraparound porches, and varied rooflines. These homes are beautiful, but the roofing complexity adds to replacement cost.

Material selection is the cost factor where you have the most control. The range between the least expensive and most expensive roofing materials is substantial. But choosing solely on upfront cost is a mistake -- especially in coastal South Carolina where salt air, UV exposure, and hurricane-force winds destroy inferior materials years ahead of schedule.

Here is how the major material categories compare specifically for our coastal environment. For a deep dive on metal roofing specifically, read our metal roofing pros and cons guide for coastal South Carolina.

Why "Cheapest" Is Expensive in Coastal SC

I have watched homeowners choose the lowest-cost shingle option and then need a full replacement again in 12 to 15 years when the same roof with architectural shingles would have lasted 25 years. When you factor in two replacements versus one, the "cheap" option ends up costing significantly more over the life of the home.

In coastal South Carolina specifically, basic 3-tab shingles degrade faster due to salt air exposure and intense UV. The adhesive strips that hold shingles down weaken faster in our heat and humidity, making them more vulnerable to wind uplift. Architectural shingles, with their heavier weight and stronger adhesion, perform dramatically better in our environment.

Impact-resistant shingles deserve special mention. Many South Carolina insurance companies offer premium discounts of 10% to 28% for impact-resistant roofing (Class 3 or Class 4 rated). Over the life of the roof, those insurance savings can offset a meaningful portion of the material upgrade cost. It is worth asking your insurance agent about available discounts before finalizing your material choice. For more on material options, see our guide on the best metal roofing materials for coastal SC.

Labor is a significant portion of any roof replacement project. What many homeowners do not realize is that "labor" encompasses much more than just nailing shingles to a roof. When you pay for professional roof replacement labor, you are paying for:

• Project management: Coordinating materials delivery, crew scheduling, permit acquisition, and inspection scheduling
• Safety compliance: OSHA-compliant fall protection, harnesses, scaffolding on steep roofs, and crew training
• Old roof removal: Stripping the existing roof down to the deck, which is physically demanding and time-consuming
• Deck inspection and repair: Evaluating the roof deck for rot, damage, or inadequate thickness once the old roof is removed
• Underlayment and ice/water shield: Installing the waterproofing layers that are your second line of defense
• Flashing installation: Custom fabricating and installing metal flashing at every penetration, valley, wall intersection, and edge
• Material installation: The actual shingle, metal, or tile installation -- done correctly with proper nailing patterns and alignment
• Cleanup and disposal: Complete site cleanup including magnetic nail sweeps of your yard and driveway
• Final inspection: Quality control walkthrough and coordination with the building department inspector

What Makes Labor More Expensive

Several factors drive labor costs higher on certain projects:

• Height: Two and three-story homes require more safety equipment and slower work pace
• Steep pitch: As discussed above, steep roofs dramatically slow installation speed
• Access limitations: Homes with narrow driveways, dense landscaping, or limited staging areas make material delivery and debris removal harder
• Complex flashing: Multiple chimneys, skylights, walls, and penetrations add significant detail work
• Season and demand: Labor availability fluctuates with the season. After a major storm, demand spikes and availability tightens across the entire Grand Strand

Why Cheap Labor Is Risky

If a contractor's quote is significantly lower than others, the labor line item is almost always where they are cutting corners. Cheap labor often means unlicensed subcontractors, no workers' compensation insurance, improper nailing patterns, skipped flashing details, and inadequate cleanup. A roof installed incorrectly will leak, void manufacturer warranties, and potentially fail your building inspection -- all of which cost you more in the long run than paying for quality installation the first time.

At WeatherShield, every crew member is trained, insured, and supervised by a project lead who ensures code compliance and manufacturer specification adherence. This is what you should expect from any reputable contractor. For more on choosing the right contractor, see our honest comparison of Myrtle Beach roofing companies.

One of the first decisions in a roof replacement is whether to remove the existing roof (tear-off) or install new roofing over the old layer (overlay). This decision significantly affects both immediate cost and long-term value.

My Recommendation for Coastal South Carolina

In almost every situation in the Myrtle Beach area, I recommend a full tear-off. Here is why: our high-wind building codes require specific underlayment and nail patterns that cannot be achieved over an existing layer. The added weight of a second layer stresses the structure -- particularly problematic during hurricane-force wind events where uplift pressures are enormous. And perhaps most importantly, a tear-off lets us inspect every square foot of your roof deck for rot, mold, and structural issues that would otherwise go undetected.

I have pulled off overlay roofs and found shocking amounts of hidden damage -- rotted decking, active mold growth, inadequate sheathing thickness, even improper framing. All of that was invisible under the old shingles and would have continued to worsen under a new overlay. The short-term savings of an overlay are simply not worth the long-term risk in a coastal hurricane zone.

What Hides Under Old Roofs

When your contractor tears off the old roof, they may find issues that need to be addressed before the new roof goes on. Common discoveries include:

• Rotted decking: Water intrusion over the years deteriorates the plywood or OSB sheathing. Rotted sections must be replaced to provide a solid nailing surface.
• Mold and mildew: Persistent moisture trapped under old shingles creates ideal conditions for mold growth on the deck underside and attic framing.
• Inadequate sheathing: Some older homes have skip sheathing (spaced boards) or thin plywood that does not meet current building codes. Upgrading to proper sheathing adds cost but is necessary for code compliance and wind resistance.
• Improper ventilation: Many older roofs have insufficient intake or exhaust ventilation, which accelerates shingle deterioration from below. Correcting ventilation during a re-roof is the ideal time.

These discoveries are handled through change orders -- documented additions to the original scope with transparent pricing. A reputable contractor will show you the damage, explain what needs to be done, and get your approval before proceeding. If you are unsure whether your roof needs full replacement or if repairs might suffice, read our guide: should I replace my roof if it is not leaking?

This is the section that no national cost guide will ever cover -- and it is one of the biggest reasons your Myrtle Beach roof replacement costs more than the national average. South Carolina building codes, specifically the International Residential Code (IRC) as adopted and amended by the state, impose specific requirements for our high-wind coastal zone that directly add to material and labor costs.

Wind Zone Classification

Myrtle Beach and most of Horry County fall within a high-wind zone that requires roofing systems rated for specific wind speeds. The design wind speed for our area is typically 140 to 150 mph, which means every component of your roof -- from the nails to the underlayment to the shingles themselves -- must be rated to withstand those forces. This is not optional. It is building code, and your project will be inspected for compliance.

Underlayment Requirements

In our wind zone, standard 15-pound felt paper is not sufficient. South Carolina code requires enhanced underlayment -- typically a self-adhering modified bitumen membrane (ice and water shield) along eaves, valleys, and around penetrations, with synthetic underlayment over the remaining deck area. Some areas within the higher wind zones require self-adhering membrane over the entire roof deck.

This upgraded underlayment costs more than standard felt but provides dramatically better protection against wind-driven rain -- which is the primary cause of interior water damage during hurricanes and severe storms. Think of it as your roof's secondary waterproofing system. If wind lifts a shingle, the underlayment keeps water out.

Nailing Patterns and Fastener Requirements

High-wind codes specify minimum nailing requirements that exceed standard installation. Instead of four nails per shingle, high-wind zones typically require six nails in a specific pattern. The nail type, length, and placement are all specified. Ring-shank nails that resist pullout are often required. These requirements increase material usage and installation time, but they are what keeps your shingles attached during a Category 2 or 3 hurricane.

Drip Edge and Flashing Standards

Metal drip edge along all eaves and rakes is required by code and must be properly sealed and fastened. Flashing at all roof-to-wall intersections, valleys, and penetrations must meet specific wind-resistance standards. In high-wind zones, standard aluminum flashing may not be sufficient -- galvanized steel or copper flashing may be required at certain details.

All of these code requirements add real cost to your project. But they also mean that a code-compliant roof replacement in Myrtle Beach gives you a dramatically more wind-resistant roof than you would get in a non-coastal area. It is an investment in protection that pays for itself the first time a major storm hits.

Beyond the building code minimums, there are additional upgrades available that can significantly improve your roof's hurricane resistance -- and in many cases, reduce your insurance premiums enough to offset a meaningful portion of the added cost.

Hurricane Straps and Clips

Hurricane straps (also called hurricane ties or clips) are metal connectors that secure your roof trusses or rafters to the top plate of your walls. During a hurricane, the biggest threat to your roof is not the shingles blowing off -- it is the entire roof structure lifting off the walls due to uplift pressure. Hurricane straps prevent this by creating a continuous load path from the roof through the walls to the foundation.

While a roof replacement does not always include strap installation (they are attached from below, typically in the attic), it is the ideal time to evaluate your existing connections and upgrade if needed. Homes built before current code requirements often have toenailed connections that provide minimal uplift resistance. Adding or upgrading hurricane straps during a re-roof is one of the most cost-effective wind-resistance improvements you can make.

FORTIFIED Roof Designation

The IBHS (Insurance Institute for Business and Home Safety) FORTIFIED Roof program is a designation that goes beyond code requirements. A FORTIFIED roof meets specific standards for the roof deck attachment, sealed roof deck, attic ventilation, drip edge, and shingle installation that have been proven to dramatically reduce storm damage. Many South Carolina insurance companies offer significant premium discounts for FORTIFIED designation -- in some cases 15% to 30% or more.

The additional cost of building to FORTIFIED standards during a roof replacement is relatively modest since many of the requirements (like sealed roof deck and enhanced nailing) are already close to what our building codes require. The insurance savings over the life of the roof often make this a net-positive investment. WeatherShield can build your new roof to FORTIFIED specifications and coordinate the third-party inspection required for the designation.

Impact-Resistant Materials

Class 3 and Class 4 impact-resistant shingles are tested to withstand the impact of a 2-inch steel ball dropped from 20 feet. These shingles resist cracking and damage from hail, windborne debris, and tree branches that would destroy standard shingles. Beyond their protective value, impact-resistant shingles qualify for insurance premium discounts in South Carolina that can range from 10% to 28% depending on your carrier and policy.

For a comprehensive look at insurance implications of roofing choices, check our guide on does insurance cover roof leaks in South Carolina.

Every roof replacement in the Myrtle Beach area requires a building permit. This is non-negotiable -- any contractor who tells you a permit is not needed is either uninformed or cutting corners, and either one should disqualify them from your project.

Permit Costs in Horry County

Permit fees vary by municipality within the Grand Strand area. The City of Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, and unincorporated Horry County all have their own permitting offices and fee structures. Permit costs are typically a percentage of the project value and include one or more inspections. Your contractor should pull the permit and include this cost in their estimate -- it should be a line item on your proposal.

What Inspections Involve

Building inspectors verify that the installation meets code requirements. They check nailing patterns, underlayment installation, flashing details, ventilation, and overall workmanship. A failed inspection means the contractor must correct the deficiencies and schedule a re-inspection -- which adds time but should not add cost to you. The inspection exists to protect you.

Hidden Cost Factors Most Homeowners Miss

Beyond materials, labor, and permits, several additional factors can affect your total project cost:

• Disposal fees: The old roof has to go somewhere. Disposal costs for roofing materials vary by volume and local landfill rates. A typical single-layer tear-off generates several tons of debris.
• Ventilation upgrades: If your existing ventilation is inadequate (and it often is in older homes), adding ridge vents, soffit vents, or powered ventilation adds cost but extends your new roof's life by reducing heat and moisture buildup in the attic.
• Gutter replacement: Existing gutters are often damaged during tear-off or are already in poor condition. Replacing gutters during a re-roof is more efficient than doing it as a separate project.
• Fascia and soffit repair: Rotted fascia boards and damaged soffit panels are common discoveries once the old roof edge is exposed. These must be repaired before new drip edge and gutters can be installed properly.
• Pipe boot replacement: The rubber boots around plumbing vent pipes deteriorate over time. Replacing them during a re-roof prevents future leaks.
• Attic insulation disturbance: Depending on the tear-off method and any deck repairs needed, attic insulation may be disturbed and need to be redistributed or supplemented.

A thorough, honest estimate should anticipate these common additional items. Be wary of any estimate that seems too simple -- it may mean the contractor is planning to present these as surprise add-ons after the project starts. At WeatherShield, our free inspection process identifies potential issues before we ever write an estimate, so there are fewer surprises once work begins.

Here is something most roof replacement cost guides never mention: if your roof needs replacement due to storm damage, your homeowner's insurance may cover the majority of the cost. In coastal South Carolina, where storms are a fact of life, understanding your insurance coverage is as important as understanding roofing materials.

When Insurance Covers Roof Replacement

Homeowner's insurance typically covers roof replacement when the damage is caused by a covered peril -- which includes hurricanes, hail, wind, fire, fallen trees, and other sudden events. If a storm damaged your roof and it needs replacement, your out-of-pocket cost may be limited to your deductible. This can dramatically change the economics of your project.

What insurance does NOT typically cover is wear and tear, age-related deterioration, neglect, and cosmetic damage. If your roof simply reached the end of its useful life, that is a maintenance issue, not a covered claim. However, many roofs that appear to be "aging" actually have hidden storm damage that contributed to their deterioration. A professional inspection can identify storm-related damage that you might not realize is there. For a deep dive, read our complete guide on how to get insurance to pay for roof replacement in South Carolina.

Understanding SC Deductibles

South Carolina insurance policies typically have two types of deductibles that can apply to roof claims:

• All-perils deductible: Your standard deductible that applies to most claims including hail, wind (non-named storm), fire, and fallen trees. This is usually a flat amount.
• Named storm deductible: A separate, typically higher deductible that applies specifically to damage from named tropical storms and hurricanes. In coastal SC, this is often a percentage of your home's insured value (commonly 2% to 5%), which can be a significant amount.

Understanding which deductible applies to your situation is critical before filing a claim. A hail damage claim uses your all-perils deductible, while hurricane damage triggers the named storm deductible. Our roof inspection for insurance claims guide walks through this in detail.

Replacement Cost Value vs. Actual Cash Value

Your policy's coverage type dramatically affects your payout. A Replacement Cost Value (RCV) policy pays the full cost to replace your roof with comparable materials at today's prices. An Actual Cash Value (ACV) policy deducts depreciation -- meaning the older your roof, the less they pay. If you have an ACV policy, you will have a larger out-of-pocket gap between the insurance payout and the actual replacement cost.

If your insurance company's initial assessment seems too low, do not accept it without question. Insurance adjusters work from desks and software -- they may underestimate the scope of damage or the cost of code-required upgrades. Read our guide on what to do when insurance lowballs your roof claim for your options.

Not every roof replacement is covered by insurance, and even when it is, the deductible and any uncovered portions still need to be paid. Understanding your financing options helps you make the best decision for your budget without delaying a replacement your home needs.

Insurance Claim Proceeds

If your replacement is storm-related, the insurance claim process is your primary funding source. An RCV policy will typically issue an initial payment minus your deductible plus depreciation holdback, then release the depreciation amount once the work is completed and documented. Work with a contractor who understands this process and can help you maximize your claim. For more on navigating this, see our insurance claim guide.

Contractor Financing

Many reputable roofing contractors, including WeatherShield, offer financing options through lending partners. These programs allow you to spread the cost of your roof replacement over monthly payments. Terms, rates, and qualification requirements vary, so it is important to compare the total cost of financing against other options. Visit our roof replacement financing page for details on our current programs.

Home Equity Options

Home equity loans and home equity lines of credit (HELOCs) can be used for roof replacement and often offer lower interest rates than other financing because they are secured by your home. The interest may be tax-deductible as a home improvement expense -- consult your tax advisor. These options work best for planned replacements where you have time for the application and approval process.

Government Programs and Tax Credits

Several programs may help offset roof replacement costs:

• Energy-efficient material tax credits: Certain roofing materials that meet ENERGY STAR requirements may qualify for federal tax credits under the Inflation Reduction Act. Metal and asphalt roofing with specific reflectance ratings can qualify.
• USDA Rural Development loans: Homeowners in qualifying rural areas of Horry County may be eligible for low-interest home repair loans or grants.
• SC SAFE Home Program: South Carolina offers grants and loans for hurricane-resistant retrofits, which can include roof improvements, through the SC Department of Insurance.
• FEMA Hazard Mitigation: After declared disasters, FEMA sometimes offers mitigation funding that can be applied to roof improvements that reduce future storm damage risk.

The difference between a good estimate and a bad one can be the difference between a smooth project and a nightmare. Here is what a professional, accurate roof replacement estimate should include and how to evaluate the ones you receive.

What a Professional Estimate Should Include

A thorough estimate should be itemized and include:

• Complete roof measurements (in squares) with documentation of how they were measured
• Specific material brand, product line, and color selected
• Underlayment type and specification
• Flashing details -- what type, where, and how much
• Tear-off and disposal scope and cost
• Permit cost
• Ventilation -- existing assessment and any recommended upgrades
• Drip edge, ridge cap, and starter strip specifications
• Ice and water shield locations
• Warranty details -- both manufacturer and workmanship
• Payment schedule and terms
• Estimated timeline
• What is NOT included (so you know the scope boundary)

Get Multiple Estimates

I always recommend getting at least three estimates from licensed, insured roofing contractors. This gives you a range to compare and helps identify outliers -- both suspiciously low and unnecessarily high. When comparing estimates, make sure you are comparing equivalent scopes. A lower estimate that uses inferior materials or skips ventilation upgrades is not actually cheaper -- it is just incomplete.

Questions to Ask Every Contractor

Before accepting any estimate, ask these questions:

• Are you licensed in South Carolina? (Ask for the license number and verify it)
• Do you carry general liability and workers' compensation insurance? (Ask for certificates)
• Who will be on-site supervising the work daily?
• What happens if you find damage under the old roof?
• What is your warranty -- both manufacturer and workmanship?
• Will you pull the permit and schedule the inspection?
• How do you handle change orders?
• Can you provide references from recent projects in my area?

For more on evaluating contractors, read our detailed guide on why choosing a locally owned roofing company matters in Myrtle Beach.

After every major storm in the Grand Strand, our area gets flooded with out-of-state contractors -- storm chasers -- looking to profit from homeowner urgency. But shady practices are not limited to storm chasers. Here are the red flags that should disqualify any contractor from your project, storm season or not.

Immediate Disqualifiers

• No written estimate: Any contractor who gives you a verbal price and resists putting it in writing is a major red flag. Everything should be documented.
• Demands large upfront payment: Asking for more than a reasonable deposit (typically 10-20% for materials) before work begins is a warning sign. Never pay in full before the job is done.
• No license or insurance: If they cannot produce a valid South Carolina contractor's license and proof of insurance, walk away. Period.
• Door-to-door pressure: Reputable contractors do not go door-to-door pressuring homeowners to sign contracts on the spot. Legitimate companies may canvass neighborhoods after storms, but they should never pressure for an immediate signature.
• Offers to "waive your deductible": This is insurance fraud. Any contractor who offers to waive, absorb, or pay your insurance deductible is committing a crime and putting you at legal risk.

Serious Warning Signs

• Vague estimate: An estimate that says "roof replacement -- materials and labor" without itemization is useless. You cannot compare what you cannot see broken down.
• Price dramatically lower than others: If one estimate is significantly lower than the rest, they are cutting corners somewhere -- materials, labor quality, skipping steps, or planning to surprise you with add-ons.
• No mention of permit: If the estimate does not include permit and inspection, they may be planning to skip it -- which leaves you with an uninspected, potentially non-code-compliant roof.
• No local references: A contractor who cannot provide references from recent local projects may not have the track record they claim.
• Pushes overlay when tear-off is needed: If your roof is old or has existing damage and a contractor recommends overlay to save money, they may be prioritizing their profit margin over your home's protection.

For more on identifying and avoiding roofing scams, read our articles on what homeowners should know about private equity roofing companies and our honest comparison of Myrtle Beach roofing companies.

Not every roof problem requires a full replacement. Sometimes a targeted repair is the right call. But knowing when to repair and when to replace is one of the most consequential financial decisions a homeowner makes. Get it wrong in either direction and you either waste money on a premature replacement or throw good money after bad patching a roof that should have been replaced.

When Repair Makes Sense

• Roof age under 10 years: A relatively young roof with localized damage is almost always a repair candidate
• Damage limited to one area: Storm damage that affected one slope or section while the rest remains sound
• Matching materials available: If the same shingles are still in production, repairs can blend seamlessly
• No underlying structural issues: The deck, flashing, and ventilation are all in good condition
• Budget constraints are temporary: If you need to buy time before a planned replacement, a quality repair can extend your roof's serviceable life

When Replacement Is the Better Investment

• Roof age over 15-20 years: An aging roof with problems is telling you something. Repairing a 20-year-old roof just delays the inevitable
• Widespread damage (over 30% of surface): At this point, replacement is more cost-effective and provides a better outcome
• Multiple previous repairs: A roof with a patchwork history of repairs has compounding weak points
• Recurring leaks: If you have fixed the same leak or area more than twice, the underlying issue requires replacement, not another patch
• Planning to sell: A new roof adds meaningful resale value and eliminates a major home inspection concern
• Insurance covers replacement: If the damage warrants a full replacement and insurance is paying, your out-of-pocket is just the deductible for a brand-new roof

For help evaluating whether your roof needs replacement, read our guides on 5 signs you need a new roof in Myrtle Beach and how often to replace roof shingles in coastal SC.

Knowing what happens during a roof replacement helps you prepare your home and set realistic expectations. Here is a day-by-day overview of a typical residential roof replacement in the Myrtle Beach area.

Before Work Begins

• Materials are delivered to your property, typically the day before work starts
• Move vehicles out of the driveway and away from the house
• Remove or protect any fragile items in your attic -- vibrations from the work can knock things over
• Take down wall hangings on upper-floor interior walls (nail guns create vibrations)
• Trim back any tree branches that overhang or touch the roof
• Alert your neighbors -- there will be noise and activity

During the Project

A typical residential roof replacement takes anywhere from one to five days depending on size, complexity, weather, and the scope of any additional work discovered during tear-off. Here is what each phase involves:

• Tear-off: The crew removes the old roofing down to the deck. This is the loudest, dustiest phase. Tarps are placed around the house perimeter to catch debris.
• Deck inspection and repair: Once the old roof is off, every square foot of decking is inspected. Damaged sections are replaced. This is when change orders may be needed if unexpected damage is found.
• Underlayment installation: Ice and water shield goes on first at eaves, valleys, and penetrations. Synthetic underlayment covers the remaining area.
• Drip edge and flashing: Metal drip edge is installed along all edges. Flashing is installed or replaced at all penetrations and intersections.
• Material installation: Starter strips, field shingles (or metal panels), ridge cap, and all trim pieces are installed.
• Cleanup: The crew removes all debris, runs magnetic nail sweepers over your yard and driveway, and does a final walkthrough.

Weather Considerations in Coastal SC

Weather is the biggest scheduling variable for roof replacements in the Grand Strand. Summer afternoon thunderstorms, tropical weather systems, and winter nor'easters can all delay projects. A good contractor monitors weather closely and will not start a tear-off if rain is likely. Your roof will never be left exposed overnight without protection -- if weather forces a work stoppage, emergency tarping secures the open areas.

The ideal months for roof replacement in Myrtle Beach are typically October through May, when humidity is lower and afternoon thunderstorms are less frequent. However, quality work can be done year-round with proper scheduling.

Here are the questions homeowners ask me most often about roof replacement cost. If your question is not answered here, call (843) 877-5539 and I will answer it personally.