How Long Should a Roof Last in Myrtle Beach? Understanding Roof Age and When to Replace it

If your roof is getting older, you may wonder, “how long does a roof last?”

Or maybe your insurance company has mentioned age limits for coverage, and you’re just not sure what that means for your home.

At Linta Roofing, over half of the roofs we replace are due to aging and insurance requirements. A roof is a large purchase, which may make you wonder if you can buy some time instead of a new roof.

If your roof is old, or your insurance is threatening to drop coverage, the issue is urgent. Let’s break down how roof age impacts your home, how to tell when it’s time to replace your roof, and what you can do to extend its life.

Let’s get into it!

Why Does the Age of Your Roof Matter?

As a roof ages, it naturally becomes more vulnerable to wear, leaks, and wind damage. Year after year your roof is exposed to sun, moisture, salt air, and storms, all of which can take their toll on your roof’s performance over time. 

You may be wondering… “how long does it take for the elements to damage my roof?” 

It depends on the material you have on your roof. For example, a 15-year old 3-tab asphalt roof is likely near the end of its life, while a 15-year-old metal roof may have decades left before it starts to fail. 

Roof age also plays a major role in insurance coverage. In recent years, many insurance companies have tightened their age limits, with some refusing to insure asphalt shingle roofs over 15 years old. 

How Long Does a Roof Last Before it Needs a Replacement?

The average life expectancy of a roof depends on the material, installation quality, the climate, and how well it’s maintained. 

If there have been significant storms over the timeframe that you’ve had your current roof, the life expectancy can be shorter, but on average, here’s what you can expect:

Keep in mind that installation matters. If your roof was installed properly, then you can expect it to last the timeframe we have here. If your roof was not properly installed, you could see issues in 2 years or less. 

How Can I Tell the Age of My Roof?

If you’re not sure how old your roof is, there are a few reliable ways to find out. 

• Check home records or permits: If you live in an area that requires roof permits, you can look up when the last one was issued. You can find contact information for the local building department here: Construction Services Department of Myrtle Beach. Otherwise, you may want to check out the records you have on file.
  
  
• Ask your insurance company: They may have a record from previous policies or claims. Because insurance companies keep track of roof age, it could be beneficial to get in touch with them to see if they have information on your home’s last roof replacement.
  
  
• Ask the previous owner: If you are not the first tenant of your home, you may want to get in touch with the previous owner. They may still have documentation that includes the date of the last roof replacement on the home. If not, they may be able to recall the year of the last roof replacement from memory, which will give you an estimate of how old your roof is.
  
  
• Schedule a roof inspection:
  A professional can often estimate age by examining the shingles. They may also be able to look at your pipe boots to get an idea of how old your roof is.
  
  
• Look for granules in your gutters: As shingles age, their protective granules start to fall off. Seeing excess buildup in downspouts is a sign your roof is weathering.

Warning Signs Your Roof Has Aged Out

While knowing the age of your roof can give you a good idea of when the materials on your roof will give out, there may be signs that it is already failing. If you see these signs, it’s best to get a roof inspection right away so a roofing expert can diagnose issues and work with you to address them.

Older roof issues include:

• Missing or cracked shingles: When the integrity of your asphalt shingles is in decline, you may notice that some have flown off or they’re brittle and cracking. Missing shingles is usually a sign of wind damage over a prolonged period of time, if one shingle is missing, you can be pretty sure that the remaining shingles are compromised. Over time, shingles can dry out, making them prone to cracking and less able to shed water as they were intended to do.
  
  
• Leaks or dark spots in your attic or ceiling: If you’re seeing stains in your attic or on your ceiling, it’s an indicator of an ongoing problem: a roof leak. Roof leaks don’t just damage your attic or ceiling, they can be a pervasive issue. Even causing mold and mildew within the structural parts of your home. Not only is this a health risk, but it also diminishes the performance of the interior parts of your home. 
  
  
• Granules in the gutters: If you’re noticing a lot of rock granules from your shingles in your gutters, they came from the shingles protecting your home. When shingles start to degrade in this way, they’re more susceptible to wind damage, which can quickly turn into a roof leak. Wind can cause the adhesive bondline on your shingles to give out, causing your shingles to flap in the wind until they finally fall off.
  
  
• Sagging rooflines: This is a sign that there is damage and it’s causing problems below the surface, affecting your roof decking. If your shingles look warped, it’s time to have a formal roof inspection to get an idea of the extent of the damage. 
  
  
• Frequent repairs or patchwork: This is one of the more obvious signs. If you find that every so often you have to call a roofer to make a repair on your roof, it may be the entire roof that is compromised. A roof that was installed properly may need 1 or 2 repairs in its entire lifetime in the event of a big storm. However, if you feel you’re constantly calling a roofer for repairs, it might be a sign that your roof is failing and in need of some help by a professional.

If you’ve noticed any of these issues with your roof, it might be time to schedule a roof inspection. To schedule a roof inspection with us here at Linta Roofing, you can do so here: Schedule a Roof Inspection.

How Roof Age Affects Insurance and Warranties

The older your roof gets, the more risk it poses for your insurance company, which can lead to higher premiums or non-renewal. Insurance companies know an older roof is more likely to be damaged in the event of a significant storm. And they consider that a liability. Some insurance companies may threaten to drop your coverage if you do not have your roof replaced within their expected timeframe. A lapse in coverage can make it difficult to find a new insurance carrier who will cover your home. 

When it comes to warranties, workmanship warranties tend to age out by the time your roof is old enough to replace. And at this stage, you’d be hard pressed to get a manufacturer to believe you’re having issues because of a defect in the manufacturing process that happened 15-25 years ago. In short, the older the roof, the more costs fall on you. 

How to Extend the Life of Your Roof

With consistent roof maintenance, you can stop small problems before they start.Some roofing companies will even put you on a yearly schedule, so you can set it and forget it (though a trustworthy roofer should never show up unannounced). 

Roof maintenance includes:

• Keeping gutters clean: When gutters get clogged with debris, they can’t help flow water off of your roof as they’re intended to do. Instead, it may push water up underneath the shingles around the edge of your roof, potentially causing leaks. 

• Trimming nearby branches: Overhanging tree branches can rub your roof the wrong way. When a tree branch is touching your roof, there is potential for branches to lodge themselves into your roof or rub against your shingles. When a tree branch rubs against your shingles, it will remove the protective rock granules on your shingles that keep your roof functioning well, weakening those areas and opening them up to potential roof leaks.

• Checking attic ventilation: By checking your ventilation, your roofer can help you reduce excess heat in your attic and moisture buildup, both of which can increase the cost of your energy bill. 
• Blow off debris that sits on the roof, often in the valleys or low-pitched areas: When piles of debris sit on your roof, they hold onto water. Roof shingles are designed to shed water, but they are not waterproof. Wherever water pools on your roof, there is a potential for a roof leak at some point as water can rust the nails that sit underneath the shingle. Over time, those nail holes are exposed, leaving easy access for water to come inside.

FAQs About Roof Age and When to Replace It

“My shingles are rated for 30 years. Why is my insurance making me replace them at 20?”
Because “30-year shingles” refers to the manufacturer’s warranty against defects, not how long they’ll actually last. In perfect conditions, they might hit that mark, but here on the coast, most roofs reach 18–22 years at best due to humidity, salt air, and high winds.

“Do you offer 50-year shingles?” Like 30-year shingles, this is mostly a marketing term. It refers to a limited warranty against defects for 50 years—not guaranteed performance. None of these warranties cover normal aging or wear and tear.

“How much should I budget for roof replacement?

Every roof is different, but understanding the main cost factors can help you plan ahead. Roof replacement pricing depends on your roof’s size, pitch, complexity, and the materials you choose. For a typical 3,000 sq. ft. roof, asphalt shingles generally range from $9,600 to $18,800, while metal roofs can run $13,500 to $60,000, depending on the style. Tile roofs—either concrete or clay—usually cost $54,000 to $82,500, and synthetic or composite options fall between $45,000 and $75,000. Premium materials like cedar shake may reach $60,000 to $84,000. Because every home and roof is unique, the best way to get an accurate number is to schedule an inspection and personalized estimate with a trusted local roofer.

How much does a new roof add to the value of a home?

A new roof can significantly boost your home’s value by improving both its appearance and structural integrity. On average, homeowners can expect to recover around 60–70% of the roof replacement cost in added home value. Beyond the financial return, a new roof also increases curb appeal, improves energy efficiency, and reassures buyers that the home has been well cared for; often helping it sell faster and at a higher price. It’s one of the most effective upgrades for long-term value and peace of mind.

Is Your Roof Showing Signs of Aging? It Might Be Time for a Roof Inspection

There’s no one-size-fits-all age when a roof becomes “too old.” Every home, installation, and environment is different. But when insurance starts asking questions, warranties have expired, and repairs are becoming frequent, it’s time to plan for replacement.

These things typically happen around the 18-22 year mark, to give you an estimated timeframe.

Your roof is your home’s first line of defense. Understanding its age, condition, and material lifespan helps you make confident decisions long before a small issue turns into a major headache.

At Linta Roofing, we’ve seen it all. And we’re proud to use our expertise to help you find a solution that works for you. So, don’t hesitate to contact us about any of your roofing needs! To get a roof estimate fast without talking to sales, check out our instant online estimator below!