As a property manager or a board member of a multifamily complex, one of the most significant maintenance concerns is the condition of your roof. Unlike single-family rentals, multifamily properties come with unique challenges, including tenant concerns, potential legal liabilities, and insurance implications. Waiting too long to replace a roof can lead to costly repairs, unhappy tenants, and even lawsuits.
If you’re the property manager or board member of a multifamily property in Myrtle Beach, it’s important to factor a possible roof replacement in your yearly budget. Not only because it’s a part of regular maintenance, but also because the Myrtle Beach area is prone to high winds, heavy rain, and even strong hurricanes that can critically damage a vulnerable roof, leaving your tenants susceptible to all kinds of unpleasant roofing issues and interior damage.
Having helped a number of multifamily communities through the process over the last 40 years, we’ve noticed that their concerns about roof replacements are different from your average homeowner. Not only are property managers concerned about budget, they also have a responsibility to their tenants to ensure their home is safe and livable.
In this article we’ll discuss when you should get a roof replacement on your multifamily property. We’ll also discuss the signs it’s time for a roof replacement and the average cost.
So, when is the right time to replace your multifamily roof? Let’s dive into the key factors.
How Long Does a Multifamily Roof Last?
While many online sources suggest that roofs last around 20 years, the reality is more complex. For example, if a tenant contacts you about staining on their ceiling or roof leaks, it’s important to address those concerns right away, no matter the roof's age. In this scenario, you should contact a couple of trusted local roofers in the Myrtle Beach area, get a few roof estimates, choose a roofer, and get the job started as soon as possible.
However, in most cases, multifamily property owners should start evaluating their roof’s condition after 15 years. Some insurance companies won’t renew policies on roofs over this age, and waiting too long can lead to higher premiums or even policy cancellations.
However, lifespan depends on several factors:
- Quality of Workmanship: Poor installation can lead to leaks within just a few years.
- Material Type: Architectural shingles last about 15-20 years, whereas metal or tile roofs last much longer.
- Storm Exposure: Frequent wind or hail damage can significantly reduce a roof’s lifespan.
In short, it’s best practice to have a roof inspection every year in the Myrtle Beach area. Regular checks can give you peace of mind that your property is doing great or alert you to storm damage before it becomes a much larger problem.
Signs of Roof Damage on Your Multifamily Property
It’s essential to catch roof problems early, but that can be tricky if you’re only relying on tenants to report issues. Having yearly roof inspections help you stay in control of the integrity of your multifamily property.
To get a grasp on the condition of your roof, take note of these key signs that your roof might be damaged:
And even if you haven’t seen these signs, there are some other ways to know if it’s time to replace the roof on your multifamily unit. If you’ve had a number of repairs on a single unit or notice your insurance premium rising, it’s best not to wait for a roof replacement.
Why You Shouldn’t Wait to Replace a Roof on a Multifamily Property
Delaying roof replacement can be a costly mistake. Here’s why:
1. Increasing Repair Costs
Often it may seem less invasive and costly to patch up problem areas on a roof. However, frequent repairs can add up. Some multifamily owners report spending so much on repairs over two years that they could have already paid for a full replacement.
2. Insurance Issues
Older roofs can lead to:
- Higher insurance premiums
- Dropped coverage due to roof age
- Expensive claims if severe damage occurs
In some cases, delaying a roof replacement could leave you unprotected when you need coverage the most.
3. Interior Damage & Mold Growth
Leaks don’t just damage roofs—they cause expensive interior problems, such as:
- Drywall damage
- Mold and mildew growth
- Electrical issues
- Damage to tenants’ personal property
Ignoring roof issues can lead to extensive repair costs inside the units.
4. Tenant Retention & Legal Risks
A leaking roof can drive tenants away. Worse, if leaks lead to unsafe conditions (such as mold), tenants are within their right to contact the health department or sue for negligence. As a property owner, you are responsible for maintaining habitable conditions. Failing to replace a failing roof can open you up to legal action.
5. Increased Storm Damage Risk
Older roofs are more likely to fail in extreme weather. If a hurricane or major storm hits, an aging roof is at higher risk for catastrophic failure. Planning a replacement before hurricane season can prevent bigger headaches later down the road.
Waiting for a roof replacement can land you in a world of trouble with your tenants. Which no property manager wants to deal with. But the lingering question remains
“How much will it cost to replace the roof on my multifamily property?”
How Much Does a New Roof Cost for a Multifamily Property?
The cost of replacing a multifamily roof varies widely based on size, materials, and complexity. On average, in many regions, expect to pay between $30,000 and $40,000 per building for asphalt shingles. Factors influencing cost include:
- Number of stories
- Roof complexity (flat vs. sloped, multiple protrusions, etc.)
- Choice of materials (architectural shingles vs. metal vs. tile)
Roofing material prices are constantly on the rise. We typically see a minimum of two shingle price increases per year. If you’d like a rough estimate of the cost to replace the roof on a multifamily community, you can use our Instant Estimator to get a price on your unique property.
Planning for a Roof Replacement on a Multifamily Property
As a property manager or board member, you’re likely keeping a lot of balls in the air on a daily basis. Beyond fixing day-to-day issues, you also have to worry about structural issues and tenant retention rates.
In our experience, multifamily owners don’t typically make immediate replacement decisions—they plan for the following year’s budget. So to make it easy on yourself, consider this rule of thumb: if your roof is nearing 15 years old, now is the time to schedule a roof inspection.
Additionally, some properties require board approvals and special assessments before major projects begin. This means planning ahead is essential to avoid delays when the roof truly needs replacing.
By proactively budgeting for a roof replacement, you can ensure the longevity of your property, protect your tenants, and avoid expensive emergency repairs. If you're unsure, schedule an inspection to determine whether your roof still has life left or if it's time for a full replacement. It may also benefit you to have routine roof inspections on a yearly basis.
If you find this process overwhelming, we at Linta Roofing are glad to help our property managers in the Myrtle Beach area. After all, you help keep our community growing! Roof issues are stressful, but we work hard to make the process as simple as possible so you can protect your tenants and find peace of mind along the way.
