When it comes to your home’s overall protection and resale potential, your roof plays a bigger role than you might think. While a roof’s primary job is to keep your home dry, age can significantly impact how well it performs. And even how much your home is worth when it’s time to sell.
Having been in the Myrtle Beach area for over 40 years, we’ve seen a major uptick in growth over the last few years. Our community is getting bigger everyday, but not everyone knows how our coastal climate may impact their home or the value of it.
Here, we’ll explain how aging affects roof performance, how that performance translates into resale value, and why regular roof inspections are essential for protecting your investment.
Roof Performance: How Does Age Impact Roof Protection?
A roof’s performance depends on its ability to keep water out, resist wind uplift, and protect your home’s structure from the elements. As a roof ages, several key materials begin to deteriorate:
- Shingles: Over time, the protective granules that coat asphalt shingles loosen and wash into gutters. Once those granules are gone, the asphalt mat underneath is exposed to sunlight, becoming brittle and more prone to cracking or tearing.
- Sealants and Flashing: Older sealants dry out and lose flexibility. Flashing around chimneys, vents, and other roof penetrations begin to fail, increasing the chance of leaks.
Not sure if it’s time to replace your flashing? Here, we break down all the signs it’s time to start fresh: How Do I Know if I Need My Roof Flashing Replaced?
- Underlayment: The protective layer beneath shingles gradually breaks down, leaving decking vulnerable to water intrusion. This is particularly true for homes where felt paper was installed. Felt paper can tear easily, putting your home at more risk to damage.
Even if your roof hasn’t started leaking, an older system is far less resilient during heavy rain or high winds, especially during Myrtle Beach’s hurricane season. A single missing shingle can signal that the roof’s overall integrity is weakening.
Ventilation’s Role in Roof Longevity
Proper attic ventilation is one of the most overlooked factors in roof lifespan. Poor ventilation traps heat and moisture, leading to blistering shingles and faster material decay. In extreme cases, inadequate airflow can cut a roof’s lifespan nearly in half.
When installing a new roof, it’s important to ensure the ventilation system meets current standards. Proper airflow not only helps shingles last longer but also reduces strain on your HVAC system.
To dive deeper into the importance of ventilation, check out this article: The Importance of Proper Attic Ventilation for Your Roof
Home Value: How Does Roof Age Affect Your Ability to Sell Your Home?
Homebuyers pay close attention to roof condition, and for good reason as it’s one of the most expensive home components to replace. A roof approaching the end of its lifespan can lower your resale value and even deter offers.
Buyers often factor roof replacement costs directly into their negotiations. If your home is listed at $300,000 but the roof is 16 years old, a buyer might request a $15,000–$20,000 price reduction or ask you to replace the roof before closing. Insurance companies may also decline coverage or charge higher premiums on older roofs, adding another layer of concern for buyers.
To learn more about how insurance companies view older roofs, check out this article: Why is My Insurance Company Requesting a Roof Inspection?
In short, replacing an aging roof before listing can make your home more appealing, speed up the sale process, and deliver a higher return on investment.
When Does Roof Aging Become a Liability?
An old roof can lead to compounding damage if left unaddressed. What starts as a small repair can quickly escalate into thousands of dollars in interior damage, wood rot, and ceiling repairs.
For example, one homeowner put off replacing her roof by choosing a $1,500 repair instead of a $15,000 replacement. After a major storm, she returned to find multiple leaks and interior damage (and a roof that had to be replaced) that eventually cost her over $20,000.
The longer a roof deteriorates, the higher the risk for:
- Structural damage from water intrusion: When water seeps through roofing materials, it can soak into the roof decking. Over time, this weakens the wood and can cause sagging on the roofline.
In some instances, this can cause water to pool on your roof. We recently visited a homeowner to find three small pools of water sitting on the roof. During the inspection we discovered rotted roof decking and even rotted framing, compromising the safety of their home. If a leak persists, it can damage the drywall and other structural elements of your home, which is why it’s so important to fix roofing issues right away.
- Costly repairs to drywall, insulation, and ceilings: A small roof repair costs around $1,500 on average. Paying to have small areas repaired saves you quite a bit of money long term. Because once the damage spreads, you not only have to worry about your roof, but also the integrity of your entire house. Fixing your roof and additional elements that were damaged can end up costing you tens of thousands of dollars in repairs.
- Hidden rot that complicates future roofing projects: Roof rot is not something you can see with the naked eye. It typically requires the removal of roofing materials to see the condition of your roof decking, unless you can see visible signs of roof sagging. Roof decking is not cheap to replace. Which is why it complicates things. The price on your estimate is no longer the price you can expect if you have rotted decking under your shingles.
A few months ago we were working on a leaking roof. When we pulled up the materials, multiple boards were rotted, costing the homeowner an extra $950 to replace 10 rotted decking areas.
To learn more about the cost of roof decking, check out this article: How Much Does it Cost to Replace the Foundation of My Roof?
Delaying replacement often costs more in the long run. And can create unnecessary headaches when it comes time to sell.
What are the Benefits of a Roof Replacement in Myrtle Beach?
A new roof is one of the most valuable investments a coastal homeowner can make. Beyond peace of mind, replacing your roof offers several lasting advantages:
- Enhanced storm protection: Modern shingles and underlayments are designed to meet stricter coastal building codes. If your last roof replacement was 15-20 years ago, things have changed to meet the needs that come with heavy rain, high winds, and hail. Today, things like drip edge, are required by code.
To learn more about why drip edge is important, check out this article: Do I Need Drip Edge on My Roof?
- Improved energy efficiency: A properly ventilated and insulated roof helps regulate attic temperatures year-round. This could shave off some extra money you’ve been spending on monthly bills.
- Increased home value: A new roof signals to buyers that your home is well-maintained and ready for years of worry-free ownership. Not only that, but getting a new roof prior to selling your home removes the roof from negotiations as you settle on a price with a buyer.
- Reduced maintenance and insurance concerns: You’re less likely to face unexpected leaks or coverage issues with a newer roofing system.
If your roof is 15 years or older, scheduling a professional inspection can help determine its current condition and whether proactive replacement makes sense.
FAQs About Older Roof Performance
Can an older roof still protect my home during storms?
Not as effectively. Over time, the adhesives, sealants, and shingle layers that hold your roof together become less flexible and more brittle. This reduces their ability to resist wind uplift or keep water out during hurricanes and strong thunderstorms common along the South Carolina coast.
Today’s roofing systems are built with far better materials and technology than those used 15–20 years ago. For example, modern underlayments have replaced traditional felt paper, and newer shingles include built-in algae resistance and stronger wind ratings. That means upgrading your roof restores protection you can feel confident about.
How often should I have my roof inspected in Myrtle Beach?
You should schedule a roof inspection at least once a year. And especially after a big storm. A roof inspection can stop small problems in their tracks, so you don’t have to pay a fortune to fix a much bigger problem.
Getting a Roof Inspection Before Small Problems Turn Big
Your roof might not be leaking today.. but age, weather, and time are constantly working against it. The older your roof gets, the more its materials lose strength, flexibility, and protection, leaving your home vulnerable to damage that’s both costly and avoidable.
If you’re unsure about your roof’s condition—or you’ve noticed signs of wear like missing shingles, curling edges, or granules in your gutters, it’s time for a professional inspection. A roof inspection gives you clarity about where your roof stands today and helps you plan ahead, whether that means simple repairs or preparing for a full replacement.
To schedule your roof inspection, check out this link: Schedule a Roof Inspection
At Linta Roofing, our team has helped Myrtle Beach homeowners protect their investment for over 40 years. We'll assess your roof honestly, explain what we find in plain language, and give you practical next steps to keep your home safe, dry, and ready for the next storm.
