Cost to Tear Off and Replace a Roof in Myrtle Beach

The cost to tear off and replace a roof in Myrtle Beach runs $10,200 to $16,200 for a typical 3,000 square foot roof on Linta's Essential package, and the tear-off is a bigger part of that than most homeowners expect.

Table of Contents

• What does it cost to tear off and replace a roof in Myrtle Beach?
• What does the tear-off part of a roof quote pay for?
• What can make a roof tear-off cost more?
• Can you skip the tear-off and re-roof over your old shingles?
• How does the tear-off fit into the total cost of a new roof?
• How can you be sure you aren't overpaying?
• Frequently asked questions

What does it cost to tear off and replace a roof in Myrtle Beach?

Tearing off and replacing a roof in Myrtle beach South Carolina typically costs between $10,200 and $20,740. We base our published prices on a 3,000 square foot roof because that's about the average size on the Grand Strand. Here's what a full shingle tear-off and replacement costs with each of our three packages.

All three packages include a limited lifetime material warranty, and the shingles in each carry a 130 mph wind rating.

Where you land in a price range depends on the roof. A simple roof with a gentle slope sits near the low end, while a steep roof with dormers or skylights lands closer to the high end. South Carolina also often requires two layers of underlayment, so the prices can differ between South Carolina and North Carolina.

To estimate your roof size, multiply your home's square footage by about 1.5, or use the first-floor footprint if your home has two stories. A 2,000 square foot single-story home usually has a roof of about 3,000 square feet.

We publish these prices so you can see what your roof will cost before you even speak to a salesperson, and the published price is the price everyone pays. The only cost it can't include is rotten wood that might be underneath that nobody can see until the old shingles come off. You can compare every package on our published roof repair and replacement pricing page.

See Our Published Roof Pricing

What does the tear-off part of a roof quote pay for?

Before a new shingle goes on, our crews take your roof down to the bare wood, and this usually happens in four stages:

1. Removing the old roof. We strip every shingle, nail and layer of old underlayment down to the decking.
2. Hauling it away. Old shingles are heavy, so every tear-off needs a dumpster on site and paid disposal for the debris.
3. Checking the decking. With the old roof off, we can finally see the wood your shingles were nailed to and replace any boards that are soft or rotten.
4. Laying new underlayment. A fresh water-resistant layer goes over the decking to protect your home if wind-driven rain ever works its way under the shingles.

The rest of the package pays for the new GAF shingles and, where your city or county requires one, the building permit. Because our package prices cover the whole job, you won't find a separate tear-off charge on our pricing page.

A dedicated superintendent oversees every Linta project from start to finish, tear-off included.

What can make a roof tear-off cost more?

A lot more than you think, Multiple old layers, hidden wood rot or decking damage, roof pitch and complexity, dumpster fees and permits, just to name a few! Our guide to the hidden costs of a roof replacement covers the full list, but on our jobs these three situations often come up that end up increasing the cost of a roof tear-off.

Multiple layers of shingles

Some older homes on the Grand Strand have been roofed over at least once, which leaves two layers to strip instead of one. Every extra layer means more labor and more debris to haul away.

If you've ever wondered “how many layers can a roof have,” our post on that question explains the limit.

However, you should note that when we spot a second layer during an inspection, we tell you before the job starts so it never shows up as a surprise on your final bill.

A steep roof

Steep roofs take longer to work on and often call for extra safety equipment. This slows down the tear-off just as much as the installation, so a steep pitch shows up in both parts of the price.

Rotten decking

Decking is the plywood layer your shingles are nailed to. The wood in your decking can rot without anyone noticing it, and in our humid coastal climate, a slow leak can soften your roof decking for a long time before a stain ever appears on the ceiling.

Some of the damage shows up during an inspection as soft spots or sagging, but the full condition of the decking only becomes clear once the old shingles are off. When our crews find boards that need replacing, we let you know before any new wood goes in, because new shingles need solid wood to hold their nails.

If you're comparing quotes, ask each roofer how they price replacement wood so you aren't guessing later.

Can you skip the tear-off and re-roof over your old shingles?

The short answer is no, you should not skip the tear-off and re-roof, Grand Strand summers stay hot and humid for months, and a second layer of shingles traps that heat and moisture against the first layer. In our experience, overlays here tend to wear out sooner than roofs installed over clean decking.

An overlay also leaves the old roof in place, so nobody can inspect the decking and any damaged wood stays hidden under the new shingles. Depending on the existing roof and local building requirements, an overlay may not be allowed at all. Where it is, we still recommend a full tear-off, even when an overlay would make our quote look lower. A full tear-off lets us find and fix all necessary damage before the new roof goes on.

How does the tear-off fit into the total cost of a new roof?

The tear-off is only one part of what you'll pay. Your choice of material, the size and pitch of your roof, and details like chimneys, skylights and dormers shape the rest of the price.

We're a GAF Master Elite contractor, and the warranties listed with each of our packages are part of the published price.

If wind, hail or hurricane damage is the reason you need a new roof, an insurance claim may cover part of it, and we help homeowners through the whole claim process. We're also certified installers for the SC Safe Home and FORTIFIED grant programs, which can save homeowners who qualify up to $7,500.

How can you be sure you aren't overpaying?

Because the tear-off is so hard to judge from the ground, the best protection you have is a price you can check before your contractor climbs a ladder to get started. Our price is already public, and we back it with a guarantee that you won't overpay. If you find the same roof for cheaper after you've signed with us, we'll return your deposit plus $100.

When you're ready to see a number for your own home, you can get an instant estimate in about a minute. If you'd rather have us look at the roof first, especially if you suspect extra layers or soft decking, schedule an inspection. We've been a family-owned roofing company since 1948, and we'll tell you what we find before you commit to anything.

Frequently asked questions

How much should a roof tear-off cost?

A full roof tear-off and shingle replacement on a 3,000 square foot roof runs between $10,200 and $20,740; on our jobs the tear-off is built into the package price. If a quote you're comparing doesn't make clear whether tear-off and disposal are included, ask before you sign.

How much does it cost to tear off and replace a roof per square foot?

To tear off and replace a roof starts from $3.40 to $6.91 per square foot. That's about $3.40 to $5.40 on our Essential package, $3.97 to $6.08 on Signature and $4.64 to $6.91 on Premier, based on the 3,000 square foot roof our prices assume. These figures are per square foot of roof, not per square foot of living space.

How much does it cost to replace a roof on a 2,200 square foot house?

Expect a price somewhat above our published ranges for a single-story home of that size. Using our 1.5 rule of thumb, a 2,200 square foot single-story home usually has a roof of about 3,300 square feet. That's about 10 percent larger than the 3,000 square foot roof our package prices are based on, assuming a fairly typical shape and pitch. For a two-story home, use the first-floor footprint as your starting point instead. For a figure based on your actual roof, our instant estimate is the quickest route.

Is it cheaper to replace a roof with shingles or metal?

It is cheaper to replace a roof with shingles. Across our three shingle packages, a 3,000 square foot roof runs $10,200 to $20,740. For the same size roof, our exposed fastener metal roofs run $13,500 to $21,000, and standing seam metal runs $30,000 to $51,000. Exposed fastener metal is the more affordable of the two metal options, although it typically needs more maintenance than standing seam.

Is there a calculator for tear-off and replacement cost?

Yes. Our instant estimate tool gives you a price for a shingle tear-off and replacement on your own home without a sales call. For metal, tile, cedar or flat roofs, contact us and we'll follow up with pricing for your project.