Your Roof Replacement Guide
We find that most homeowners have plenty of questions about their roof. However, they don’t always know where to get the answers they need.
Below, you will find answers to some of the most common concerns homeowners have! Scroll the page or click the section you want to explore and get your questions answered!
Table of Contents
What Time of Year Should You Replace Your Roof?
In short, the best time to replace your roof is when you need a new roof.
There are 2 reasons why:
- Despite popular belief, our warm climate allows for year round installs
- Material prices have only gone up over the last 10 years (4% per quarter on average)
Generally, the temperature and weather conditions in Myrtle Beach do not exceed the necessary temperatures to install a roof based on manufacturers’ guidelines. Most manufacturers’ guidelines state that shingles can be installed between 40 to 95 degrees Fahrenheit.
On the rare occasion that temperatures are outside this range, your roofing project may be delayed a day or 2. But temperature is less likely to have a massive impact on your projected timeline in the Grand Strand area.
To address the issue of cost, typically manufacturers increase costs after a hurricane. But in the last 38 years, we have never seen prices come back down. Why? When a catastrophic storm hits, it can take 5-10 years to reconstruct buildings damaged in a storm. This means that shingle manufacturers need to produce more over a longer period of time. And before you know it, another storm hits. This cycle tends to prevent material costs from coming back down.
How Much Does a Linta Roof Cost?
When factoring in labor and material, the average homeowner on the Grand Strand can expect to pay around $9,600 to $18,500 for a 3,000 square foot shingle roof, depending on 8 factors that affect shingle roof cost.
The factors that affect roof cost include:
- Type of Shingle
- Roof Size
- Roof Pitch
- Roof Complexity
- Roof Height
- Accessory Types
- Tear-off
- Delivery Method
Keep in mind, your roof square footage is around 1.5x the square footage of your home. A steep roof may increase this 1.5x multiple where a shallow roof may decrease it.
9 Major Components Included in the Cost of a Roof Replacement
When considering a roofing project, you may be curious to understand the various components of your roofing system. Understanding these components can help you to get a better grasp on elements that affect roof cost and how each piece of your roof works together to keep your home safe. While each of these components are necessary on a roof, it is important to note that these components can fail if they are not installed with close attention to detail.
The Pros, Cons, and Cost of Different Roofing Materials
There are two major decisions to make when you’re getting ready to replace your roofing system. The first being the decision to hire a reputable contractor and the second is choosing the right materials for your home. There are a wide variety of roofing materials to choose from.
Here we will look at:
- The cost per square foot of the most common roofing material
- The average lifespan of these materials in Myrtle Beach
- The material warranty
- The pros and cons of each type
3-Tab Asphalt Shingles
You’ll recognize a 3-tab shingle because it lays flat on the roof. These shingles tend to perform best in areas that do not experience extreme weather conditions. We typically advise against 3-tab shingles for residents in the Myrtle Beach area because we experience hurricanes, heavy rain, and wind many months throughout the year. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $3.30 to $4.50 per square foot
Lifespan in Myrtle Beach: 10 to 15 years
Material Warranty: Up to 25 year limited warranty
Architectural Shingles
Around 90% of our customers opt for architectural shingles because they can withstand the weather in Myrtle Beach at a reasonable cost. Not only that, but architectural shingles offer a dimensional look and come in a variety of colors. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $3.50 to $5.50 per square foot
Lifespan in Myrtle Beach: 18 to 25 years
Material Warranty: Up to 50 years
Designer Shingles
Designer shingles offer both aesthetic elegance and extraordinary performance. These shingles tend to have a higher resistance to extreme weather conditions, UV rays, and wear & tear compared to other shingle types. Homeowners choosing designer shingles have a wide variety of unique patterns, textures, and colors to choose from. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $4.00 to $6.00 per square foot
Lifespan in Myrtle Beach: 20 to 25 years
Material Warranty: up to 50 years
Exposed Fastener Metal Roof
An exposed fastener metal roof is a great option for those who want the metal roof look. This material has a wavy design with exposed grommets (also known as ‘rubber washers’). This roofing material tends to last longer than shingle material if it has regular maintenance. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $4.50 to $7.00 per square foot
Lifespan in Myrtle Beach: 15 to 25 years
Paint warranty: Typically 25 years
Standing Seam Metal Roof
There is an upward trend in the Myrtle Beach area where homeowners opt for a metal roofing system to achieve a beachy look. A standing seam metal roof is a sleek, low-maintenance option. Known for its durability and longevity in harsh weather conditions, metal roofing systems tend to hold up well against Myrtle Beach weather conditions. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $10.00 to $20.00 per square foot
Lifespan in Myrtle Beach: 20-35 years
Paint Warranty: Typically 25 years
Cedar Roof
Cedar is a premium roofing material made from blocks of cedar. There are 2 main styles of cedar used for roofing. Those are cedar shingles and cedar shakes. Shakes are hand split where shingles are sawn to the desired dimensions. Cedar has a uniform and rustic appearance. These roofs are well known for their durability and high wind ratings. While cedar is a fresh wood color when originally installed, they may weather to a silver or gray color over time. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $20 to $29 per square foot
Lifespan in Myrtle Beach: 30-50 years
Material Warranty: 50 years
Tile Roof
Normally made from clay or concrete, tile is a durable and visually appealing roof covering. Tile roofs interlock and are laid in overlapping rows and usually fastened to the roof deck using screws or nails. Tile roofs are known for their durability, but they still require periodic maintenance to ensure their longevity. With properly structural support, tile roofs can be a long-lasting, aesthetically pleasing roofing option. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $18.00 - $27.50 per square foot
Lifespan in Myrtle Beach: 30-50 years
Material Warranty: Normally 50+ years
Flat Roof (Low-Slope)
What you may know as a "flat" roof is more accurately known as a low-slope roof. A low-slope roof is a system that typically uses large, flexible sheets or membranes as the primary roofing material. Membranes are usually made from synthetic materials like ethylene propylene diene monomer (EPDM), thermoplastic polyolefin (TPO), or polyvinyl chloride (PVC). Roofers will typically refer to these types by their acronyms. Fluid applied membranes, also called coatings, are another typical low-slope roof product. These kinds of roofing systems are typically used on commercial and industrial buildings because of their durability and ability to cover large areas effectively. However, they can also be found on residential homes. For pricing below, keep in mind your roof square foot is normally 1.5x the square foot of your home (or the first story of your home if you have multiple stories).
Cost: $2.25- $18.00 per square foot
Lifespan in Myrtle Beach: 10 - 25 years depending on product
Material Warranty:10 - 25 years depending on product
Synthetic Roof
Synthetic roofs are typically made of a mix of rubber, plastic and other additives. However, this can vary based on the manufacturer. Synthetic roof material is attractive because they come in a wide variety of colors, textures, and shapes. They can closely resemble wood shakes, slate, or clay tiles. This roofing material is more resistant than natural materials against weathering and impact damage, like hail storms.
Cost: on pricing page
Lifespan in Myrtle Beach: 30-50 years
Material Warranty: 50+ years
What Should Be Included in an Estimate?
When comparing estimates it’s important to gather all the information you need before you hire a roofing contractor. Not only can a roof estimate tell you the details of your roofing project, but it can also show you what a roofing contractor values.
Trustworthy roofing contractors who aim to provide you with a long-lasting and comprehensive roofing solution will include important details about the cost and quality of your roof replacement.
A reliable roofer will be happy to go through your estimate with you, ensuring that you understand what your roofing project entails and clarify any questions you may have. The estimation process can be very telling if you know what to look for. To simplify the process, use our Estimate Checklist to help you narrow down your search.
Do You Have to Be Home for Your Roof Replacement?
Unless otherwise stated by a roofing company, it is not necessary for you to be home during the roofing project. As long as your property is accessible without your presence, your roofer should not be hindered from doing their work. In the event that the roofing project is scheduled for a time when you will not be present, it is important to have a way to communicate with your roofer.
How Long Does it Take to Replace a Roof?
From the time you sign a proposal to the beginning of your roofing project will be around 2-3 weeks. This timeframe can vary based on whether or not there was a recent storm in the area. Once the project begins, a shingle roof installation will take between 1 day to 2 weeks depending on the size of your roofing project.
Usually, a shingle roofing project lasts between 1-3 days. Where other materials like metal could take around a week to install.
Does Your New Roof Need Maintenance?
No matter what type of roofing material you choose, all roofs need regular maintenance. Maintenance is vital to keep your roof functioning at its best.
When you have regular maintenance completed on your roof, you can minimize or prevent potential problems right away. This helps you avoid costly repairs in the future. We always recommend having an inspection every year because of the extreme weather we experience annually in the Myrtle Beach area.
A maintenance visit can cost $250 or more, but some roofing companies offer maintenance programs when they replace your roof. These programs are in place to encourage you to have maintenance completed and be a lesser financial burden than paying out of pocket each time you need maintenance.
1. Check Reviews from Sources like Google
Checking google reviews will give you a good idea of other customers' experiences with the company. Both good and bad. A high google rating and lots of reviews will let you know they have many happy customers that are proud to recommend them as a business. If this is the experience others have had, it is likely that you will have the same.
2. Make Sure They are Licensed & Insured
When hiring a roofer make sure their license is active and they are insured. You can verify their license is active by putting their license number in the LLR licensing board website. Ask your contractor for proof of insurance. They should be able to provide this information for you. If they cannot prove that they have insurance, you could be taking a large risk in the instance someone gets injured at your home.
3. Choose a Roofer that Has Been in Business for 15+ Years
The Small Business Administration reveals a stark truth: 96% of roofing contractors fail within the first five years of operation. To say these statistics are alarming is an understatement. With the large number of roofing businesses that fail, countless homeowners are left without a warranty on their roof because the business that gave the warranty is no longer around. To safeguard your investment, opt for a roofer with at least 15 years of experience. While newer companies aren't inherently bad, longevity in the industry speaks volumes about reliability and expertise. It is important to have a grasp on the depth of a roofing company’s experience in both roofing and running a successful business.
4. Compare Estimates Thoroughly
Before making a final decision about which roofer you should hire for your project, it is important to carefully examine the estimates you’re given. Ensure each estimate is detailed and transparent, outlining the materials, installation process, and warranties offered.
Clarify any potential exclusions, such as additional repair costs for unexpected issues like rotten wood or the removal of multiple layers of shingling if it is discovered during the tear-off process. A comprehensive contract minimizes the risk of misunderstandings and unexpected expenses. Furthermore, knowing what to look for in an estimate can help you understand which contractors are transparent and trustworthy.
5. Choose Value Over Price
When preparing to purchase a new roof, we understand that cost is an important factor in your decision-making process. As the old adage goes “you get what you pay for”. There are a number of elements to be mindful of including price, the longevity of your investment, and how much you can trust a roofing company to do what they’ve promised.
When roofing companies provide a low estimate in an effort to win your business, they may be cutting corners and sacrificing on quality materials. So while they may cost less in the short term, a low quality roof installation can become a long term headache. Roof repair costs can quickly outweigh your initial savings and deplete the integrity of your roofing system as a whole. Not only that, but as mentioned above, the roofing industry can be cutthroat. Untrustworthy roofers don’t last long, meaning that if you need them to correct their error, they may no longer be in business to do so.
This leaves you with more out-of-pocket expenses than necessary. Because we have seen the distress homeowners go through in the aftermath of a botched roof installation, we highly suggest opting for a roofer that is providing you with a fair estimate. A fair estimate will include a full breakdown of the issues occurring on your current roofing system and the comprehensive plan to correct these issues. In the end, it is important to choose a quality contractor and product even if it means spending a little bit more. After all, When making a decision on who will install your roof you are also choosing the contractor that is responsible for protecting your home and you cannot trust that to just anybody.
To make sure you are asking the right questions and choosing the right roofing contractor for your project, check out our Roofing Contractor Comparison Guide.
Looking for an Expert Roof Replacement in the Greater Myrtle Beach, SC Area?
As you’ve learned, there are a bunch of moving parts involved in the roof replacement process. Whether you’re calculating your budget or in the beginning stages of choosing a roofing contractor, we'd love to help you.
With 39+ years in the roofing industry, we’ve learned that educated homeowners tend to make decisions that provide them long term satisfaction. Now that you know the most important factors involved in your roof replacement, you are ready to get a quote and start your journey to a beautiful, new roofing system and peace of mind.
If you need additional information, check out the Learning Center to dive deeper into the dynamic world of roofing!
