Research by DoINeedAPermit Research Team · Updated May 2026
The Short Answer
Full roof replacements and tear-offs require a permit in Myrtle Beach. Repairs under 25% of roof area may be exempt, but any material change (shingles to metal, for example) or removal of existing shingles triggers permit and inspection requirements.
Myrtle Beach enforces the Florida Building Code (FBC), which is stricter than the base IRC on roofing — especially for coastal wind and water intrusion. The city requires permits for any tear-off-and-replace, any reroofing over 25% of roof area, and any material upgrades (shingles to metal, asphalt to tile). Unique to Myrtle Beach's coastal overlay: reroofs must specify a secondary water barrier (ice-and-water shield or equivalent) and meet FBC 7th-edition tie-down spacing for high-wind resistance — even for standard asphalt shingles. The city's online permit portal is slower than neighboring inland cities; most roof permits go through full plan review rather than over-the-counter approval, meaning 2-3 weeks vs. same-day for simpler work. Additionally, Horry County flood zones overlap Myrtle Beach; if your property is in FEMA AE/VE zone, the city requires elevation certification and may demand reinforced deck fastening. Unlike South Carolina inland cities, Myrtle Beach has no owner-builder exemption for roofing — the roofing contractor must pull the permit and carry liability insurance. This is enforced because of wind-insurance claims history in the coastal zone.

What happens if you skip the permit (and you needed one)

Myrtle Beach roof replacement permits — the key details

Myrtle Beach adopted the Florida Building Code (7th edition as of 2023) rather than the standard IRC, making coastal-zone roofing more prescriptive than inland South Carolina. The primary rule is FBC 1507.2.8.1: any reroofing must include a secondary water barrier (ice-and-water shield, synthetic underlayment, or self-adhering membrane) extending a minimum of 24 inches from the eave on all sides, and 36 inches in the most windward direction if roof pitch is 6:12 or steeper. This is not optional in Myrtle Beach — the permit reviewer will flag it, and the inspector will cite it if it's missing. The reason is hurricane-driven rain: Myrtle Beach experiences nor'easters and tropical storms every 2-3 years on average, and inland spread of salt spray accelerates shingle degradation. A secondary barrier costs $0.40–$0.60 per square foot, adding roughly $400–$800 to a 2,000-square-foot roof. IRC R907.4, which normally exempts reroofs if only two layers exist, is superseded in Myrtle Beach by the FBC requirement for barrier spec — so even a simple overlay on a two-layer roof may require documentation of the barrier product and fastening schedule before approval.

The second key detail is hurricane tie-down spacing, also driven by FBC (FBC 1504.1 for high-velocity hurricane zones). Myrtle Beach is not technically in the HVHZ (those begin south of the Deerfield Beach area in Florida), but the city applies FBC 1504 fastening to most residential roofs anyway, meaning 6-inch spacing in the field and 3-inch spacing in the perimeter zone (within 3 feet of roof edge). Standard IRC R905.2.3 calls for 12-inch spacing, so this is a material difference. Roofing contractors accustomed to inland SC or North Carolina often miss this; the city inspector will fail the in-progress inspection if fastener spacing doesn't match the permit drawings. The cost difference is minimal (1-2 extra bundles of fasteners), but the delay is real — you'll be re-scheduled for a second in-progress inspection, adding 5-10 days. Always confirm your roofing contractor has installed in Myrtle Beach before and knows the FBC spacing requirement.

Underlayment and ice-and-water shield products must also meet FBC and ASTM standards. The permit application requires the roofing contractor to specify product names and ASTM grades — for example, 'Owens Corning WeatherLock HP, ASTM D1970, 24 inches from eaves, 36 inches on windward slope.' Generic 'synthetic underlayment' will be rejected. Similarly, if you are upgrading from asphalt to metal or tile, the permit reviewer will flag structural questions: metal roofing weighs less (often acceptable), but tile weighs 12-15 psf versus asphalt's 2-3 psf, and may require structural reinforcement of trusses or rafters. If tile is involved, the contractor should provide a structural engineer's letter; the city often requires it before approval, adding $500–$1,000 in engineering fees. This is not optional — a tile upgrade without engineer sign-off will be rejected, and you cannot appeal it.

The permit fee in Myrtle Beach is typically $0.15–$0.25 per square foot of roof area (a 2,000-square-foot roof runs $300–$500). Some years the city bases it on valuation ($1,500–$3,000 re-roof × 1.5-2% = $22–$60), but the per-square-foot fee is more common and is listed on the city's permit fee schedule (verify on the City of Myrtle Beach website or via the permit portal). Plan-review time is 7-14 days, not same-day; the reviewer will check FBC compliance, secondary-barrier spec, fastening pattern, and (if applicable) structural engineer sign-off for material upgrades. In-progress inspection (framing/deck before shingles) is required if any deck fastening or structural work is done; final inspection is always required. If the roof is in an FEMA flood zone (AE or VE), the city may also flag elevation/base-flood-elevation compliance, but that is rare on residential roofs unless the house itself is in a flood zone.

Horry County floodplain overlay maps cover parts of Myrtle Beach, particularly near the Intracoastal Waterway and in older subdivisions inland. The city and county have a joint permit system; if your property is flagged as in a flood zone, you may need a separate Horry County floodplain permit ($50–$150) in addition to the city building permit. Check the city's GIS mapping tool or call the Building Department before submitting to confirm whether your address is in a floodplain. Most residential roof replacements in the downtown and beach-resort areas are not in floodplains, but Barefoot Landing, Murrells Inlet, and some North Myrtle Beach subdivisions are. Finally, if you are pulling the permit yourself (allowed under SC Code § 40-11-360 as the property owner), the city will still require proof of a roofing contractor's license or a third-party inspector, and you will be responsible for code compliance — meaning you will be cited if the secondary barrier is missing. Most homeowners hire the roofing contractor to pull the permit; confirm they've done it before finalizing your estimate.

Three Myrtle Beach roof replacement scenarios

Scenario A
Standard asphalt shingle replacement, 2,000 sq ft, no tear-off yet, two existing layers — North Myrtle Beach bungalow
You have a 1960s ranch with two layers of asphalt shingles and 20-year-old decking. You want to re-roof with Owens Corning Duration (30-year warranty), add ice-and-water shield per FBC, and keep the same architectural asphalt look. This requires a permit because you are removing (tear-off) the existing shingles and adding secondary-barrier specification. The city will require a plan (often a one-page form with roof sketch, material list, and fastening diagram). The roofing contractor pulls the permit ($350–$450 based on ~2,000 sq ft). Plan review takes 10-14 days; the reviewer will confirm that ice-and-water shield covers 24 inches from eaves on all sides and 36 inches on the windward (most-exposed) slope — per FBC 1507.2.8.1. Once approved, the contractor schedules the in-progress inspection (after deck prep and before shingle installation). The inspector checks deck fastening (must be 6-inch spacing in the field per FBC 1504.1, even though IRC allows 12-inch). If spacing is correct and decking is sound, the in-progress pass takes 30 minutes and you're cleared to shingle. Final inspection after shingles are down and ridge/flashing/trim complete. Total timeline: 3-4 weeks from permit-pull to final sign-off. Cost: permit $350–$450 + ice-and-water shield upgrade ($400–$800 over standard underlayment) + shingles + labor. No structural work, so no engineering fees. The permit is straightforward if the contractor knows FBC spacing; if they use standard 12-inch spacing, the in-progress inspection will fail and you'll wait another 5-7 days for re-inspection.
Permit required | Full tear-off triggers permit | FBC secondary-water-barrier spec mandatory | 6-inch fastening spacing in field per FBC 1504.1 | In-progress (deck) and final inspections | Permit fee $350–$450 | Ice-water-shield cost $400–$800 | Total project $8,000–$15,000 | Timeline 3-4 weeks
Scenario B
Asphalt-to-metal roof upgrade, 1,800 sq ft, existing three-layer buildup, oceanfront property in flood zone AE
You own a beachfront cottage with three layers of old asphalt (built up in 1985, re-roofed 1995, patched 2010). You want to switch to a standing-seam metal roof (5V corrugated, galvalume finish) for durability and to reduce ongoing repairs. This is a material upgrade and requires both a city permit and likely a Horry County floodplain permit. First: the three-layer condition means IRC R907.4 mandate tear-off — you cannot overlay on top of three layers anywhere in the US, and Myrtle Beach enforces this strictly. Second: metal roofing on a coastal property in an AE flood zone requires structural review. Metal weighs 1-2 psf (much lighter than asphalt), so truss uplift is unlikely, but the city building official will ask the metal-roofing contractor for a structural engineer's letter certifying that the existing trusses can handle the fastening loads and that the metal-roofing fasteners are compliant with FBC tie-down standards. This letter costs $500–$1,000 and takes 1-2 weeks to obtain. Simultaneously, the city's GIS and floodplain database will flag your address (if it is in AE or VE), and the building reviewer will flag a Horry County floodplain permit requirement ($75 fee, quick 3-5 day turnaround). Total permit fees: city $300–$400 + county floodplain $75 = $375–$475. Plan-review timeline: 14-21 days (longer than standard because of material change and structural review). The in-progress inspection will check fastener pattern (metal roofing has different fastening than shingles), deck condition, and ice-and-water-shield placement (FBC still requires it at eaves for splash-back resistance, even under metal). Final inspection checks flashing, trim, and fastener coverage. Metal roofing in coastal zones is increasingly popular (lower maintenance, hurricane-resistant), but the permit process is longer and more complex. Cost estimate: permit $375–$475 + engineering letter $500–$1,000 + metal roofing material and labor $12,000–$20,000 (metal is pricier than asphalt). Timeline: 4-6 weeks from permit-pull to final sign-off, largely driven by structural engineer turnaround.
Permit required | Material change (asphalt to metal) triggers structural review | Three-layer tear-off mandatory (IRC R907.4) | FBC secondary-water-barrier still required at eaves | Structural engineer letter required (500-1000 dollars) | Horry County floodplain permit ($75) likely in AE zone | City permit fee $300–$400 | Total permits $375–$475 | In-progress and final inspections | Total project $12,500–$21,500 | Timeline 4-6 weeks
Scenario C
Small roof repair, 200 sq ft of storm damage (hail), three shingles per sq ft, inland residential North Myrtle Beach
A hailstorm damaged your roof; insurance adjuster estimates 8-12 shingles need replacement in a localized area (roughly 250 sq ft). Your roofer says it's a simple patch job: remove damaged shingles, inspect decking (expected to be fine), and re-shingle with matching asphalt shingles. This is borderline. The Myrtle Beach code exempts repairs under 25% of total roof area (if total roof is 2,000 sq ft, 25% = 500 sq ft; 250 sq ft is 12.5%, so exempt from permit). However, this exemption only applies if you are NOT removing the shingles — if the repair is a simple patch and adhesive replacement, no permit needed. But if the damage requires shingle removal and re-fastening (which is typical for hail damage), the city defines this as a tear-off-and-replace, which triggers a permit even for small areas. The deciding factor: does the roofing contractor need to remove shingles to inspect for deck damage? If yes, the city considers it a tear-off, and a permit is required. If the roofer can patch without removing shingles (unlikely in a hail case), no permit is needed. In practice, hail-damage repairs in Myrtle Beach almost always go the permit route because insurance adjusters require deck inspection and the roofer will remove shingles to verify decking integrity. If you pull a permit for this, the fee is smaller ($150–$250 pro-rated for 250 sq ft), plan review is 5-7 days (shorter because it's a repair, not a major re-roof), and in-progress inspection is optional if you're not changing the deck (inspector may do a walk-through final only). Cost: permit $150–$250 + roofing labor $1,000–$2,000 + shingles $200–$400. Insurance typically covers all labor and materials; the permit fee may or may not be covered depending on your homeowner policy. Timeline: 2-3 weeks from permit-pull to final (faster than a full re-roof). If you skip the permit, the risk is that insurance will deny the claim upon discovery of unpermitted work, or that a future buyer will require remediation. Given the hail-damage context (insurance likely paying), permit is advisable.
Permit required if shingle removal/deck inspection is needed (typical for hail) | Permit may be exempt if repair is <25% and no tear-off | Hail-damage repairs usually trigger permit (insurance and deck verification) | Permit fee $150–$250 pro-rated | Plan review 5-7 days | Final inspection (in-progress waived for small repair) | Total repair labor $1,000–$2,000 | Materials $200–$400 | Insurance covers most costs if permit is pulled | Timeline 2-3 weeks

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Why Myrtle Beach uses Florida Building Code instead of IRC — and how that affects your roof permit

Myrtle Beach is in South Carolina, but the city adopted the Florida Building Code (7th edition, effective 2023) because of coastal wind and water-intrusion risk — the same reason Miami-Dade and Broward County in Florida use stricter codes than inland states. South Carolina does not mandate adoption of FBC statewide; cities choose their own code edition. Myrtle Beach opted for FBC after Hurricane Matthew (2016) and the 2015-2019 nor'easter surge damaged hundreds of roofs. The FBC is more prescriptive on water barriers, fastening spacing, and wind tie-downs than the IRC — designed for hurricane-prone coasts. This means your roof permit in Myrtle Beach will have stricter requirements than a roof permit in Charleston, Columbia, or Greenville SC (which use IRC 2018 or 2021, not FBC).

The practical impact: secondary-water-barrier specification is mandatory in Myrtle Beach (FBC 1507.2.8.1 requires ice-and-water shield minimum 24 inches from eaves). The base IRC (R905) recommends it in high-wind zones but does not require it for standard asphalt shingles. Fastening spacing is tighter in Myrtle Beach (6-inch in field, 3-inch perimeter) vs. IRC standard (12-inch). If your roofing contractor is from inland SC or North Carolina and has never worked in Myrtle Beach, they may be unfamiliar with FBC spacing and ice-and-water-shield spec — this is a major source of in-progress inspection failures. Always confirm your contractor has installed roofs in Myrtle Beach or coastal Florida before signing a contract.

The city posts the FBC code adoption and amendments on its website (verify current edition at City of Myrtle Beach Building Department). The permit reviewer will reference FBC section numbers, not IRC, so don't be surprised if your permit documents mention FBC 1507.2.8.1 or FBC 1504.1 instead of IRC R905 or R907. If you are pulling the permit yourself, download the FBC 7th edition (available via ICC) or ask the city for a summary of roofing amendments. Most homeowners let their roofing contractor handle this; confirm they'll provide FBC-compliant plans.

Hurricane tie-downs, fastening spacing, and Horry County flood zones — what slows down Myrtle Beach roof permits

FBC 1504.1 and FBC 1507.2.2.1 mandate fastener spacing for high-wind resistance. Myrtle Beach applies these rules to most residential roofs, even though the city itself is not in the HVHZ (High-Velocity Hurricane Zone, which starts south of Florida). The reason is that nor'easters, tropical storms, and occasional direct hurricane hits create sustained 70-90 mph winds 3-5 times per decade. To resist this, FBC calls for fasteners at 6-inch spacing in the field and 3-inch spacing within 3 feet of the roof edge (the perimeter zone where wind uplift stress is highest). Standard IRC allows 12-inch field spacing, so FBC is more than twice as dense. The cost difference is about 2-3 extra bundles of fasteners (~$60–$100) and marginal labor increase, but if your inspector finds 12-inch spacing on the in-progress inspection, the work fails and you must pull all shingles and re-fasten at 6-inch spacing. This adds 5-10 days and $1,000–$2,000 in rework cost. To avoid this: (1) confirm your contractor knows FBC spacing, (2) request they specify 6-inch field spacing in the permit drawings, and (3) be present at the in-progress inspection to confirm fastening before shingles are installed.

Horry County floodplain overlay zones complicate some permits. FEMA flood maps for Horry County show AE (100-year flood with base-flood-elevation) and VE (velocity zone, storm-surge areas) throughout the coastal and intercoastal regions. If your address is in an AE or VE zone, the city building reviewer will flag a Horry County floodplain-permit requirement in parallel with your city roof permit. This is not a rejection — it's an additional $75 permit from Horry County, and you'll need to obtain Horry County sign-off before the city issues a final permit. Horry County reviews roofing floodplain permits in 3-5 days (quick), but it adds to your overall timeline. To check if you're in a flood zone: use the FEMA Flood Map Service Center (msc.fema.gov), enter your address, and download the FIRM (Flood Insurance Rate Map). If you see AE or VE overlay, plan for Horry County floodplain and city permits in parallel — tell your roofing contractor so they factor in the extra 1-2 weeks.

Material upgrades (asphalt to metal or tile) also trigger structural review, which lengthens permit timelines. Metal roofing is lighter and usually approved without engineering (just a note from the contractor), but tile is heavier (12-15 psf vs. 2-3 psf for asphalt) and requires a structural engineer's letter certifying truss capacity. This letter costs $500–$1,000 and takes 1-2 weeks to obtain. If you are considering tile, budget for this upfront and request a structural engineer quote alongside the roofing contractor quote. The city will not issue a permit without the engineer sign-off, so this is not optional or waivable.

City of Myrtle Beach Building Department
City Hall, 3231 Mr. Joe White Avenue, Myrtle Beach, SC 29577
Phone: (843) 918-1000 | https://www.myrtle-beach.sc.us/permits
Monday–Friday, 8:00 AM–5:00 PM EST (closed holidays)

Common questions

Do I need a permit for a simple roof repair (replacing a few shingles)?

If you are simply patching shingles without removing them (re-adhesive, spot nailing), the repair is exempt. However, if deck inspection is needed (common after hail or storm damage), removal of shingles is required, which triggers a permit — even for areas under 25% of roof. Hail-damage repairs almost always require permits in Myrtle Beach because insurance adjusters demand deck verification. The permit fee for a small repair is typically $150–$250. If you skip the permit, insurance may deny the claim upon discovery.

My roofer says they can overlay new shingles on my two existing layers. Does that require a permit?

Overlays do require a permit in Myrtle Beach if you are applying new shingles on top of existing layers — this is considered reroofing, even without tear-off. The city will review the permit application and, if your roof has three or more layers, will reject the overlay and require tear-off (IRC R907.4). If your roof has only two layers and you want to overlay, the permit will still be required, and the reviewer will mandate FBC-compliant secondary water barrier specification under the new shingles. Many roofing contractors prefer overlays for cost savings, but the city views them as higher-risk for moisture infiltration in coastal zones, so expect plan review to take 10-14 days.

What is ice-and-water shield and why is it required in Myrtle Beach?

Ice-and-water shield (also called self-adhering underlayment or premium ice barrier) is a rubberized membrane that adheres directly to the roof deck and seals around fasteners and flashing penetrations. FBC 1507.2.8.1 requires it minimum 24 inches from all eaves and 36 inches on windward slopes in Myrtle Beach to protect against wind-driven rain and spray during nor'easters and tropical storms. Standard tar or felt underlayment does not provide the same water seal. Cost is $0.40–$0.60 per square foot (roughly $400–$800 for a 2,000-sq-ft roof). It is not optional in Myrtle Beach and will be flagged by the permit reviewer if not specified.

Can I pull my own roof permit in Myrtle Beach as the property owner?

South Carolina Code § 40-11-360 allows property owners to pull permits without a licensed contractor for certain work, but roofing is typically excluded from this exemption in Myrtle Beach due to coastal-zone complexity (FBC compliance, structural review, wind tie-downs). In practice, the roofing contractor pulls the permit and provides plans and material specs. If you attempt to pull a permit as owner-builder, the city will require proof of contractor license or a third-party inspector, and you will be personally responsible for FBC compliance. Most homeowners have their contractor handle the permit application; confirm they have before you finalize your contract.

Why did the city building inspector fail my in-progress roof inspection?

The most common failure in Myrtle Beach is incorrect fastening spacing — 12-inch spacing per standard IRC instead of FBC-required 6-inch field spacing and 3-inch perimeter spacing. Other failures include missing or insufficient ice-and-water shield, improper deck nailing, or flashing installed before decking is inspected. The inspector will re-schedule the in-progress inspection within 5-10 days at no extra fee once corrections are made. To avoid this: request your roofing contractor specify 6-inch FBC spacing in the permit application and be present during in-progress inspection to confirm fastening before shingles go on.

How long does it take to get a roof permit approved in Myrtle Beach?

Standard asphalt-shingle reroofs (like-for-like material, no structural change) typically take 7-14 days for plan review and approval. Material upgrades (asphalt to metal or tile) add 2-3 weeks for structural engineer review. If your property is in a Horry County floodplain zone, add 1-2 weeks for concurrent floodplain permit. Once approved, in-progress inspection is scheduled within 3-5 days, and final inspection within 2-3 days after shingles are complete. Total timeline from permit-pull to final sign-off is typically 3-4 weeks for standard re-roofs, 4-6 weeks for material upgrades.

What is the permit fee for a roof replacement in Myrtle Beach?

Permit fees in Myrtle Beach are typically $0.15–$0.25 per square foot of roof area. A 2,000-sq-ft roof costs $300–$500. Some years the city uses valuation-based fees (1.5-2% of estimated project cost), but per-square-foot is standard. Verify the exact fee schedule on the City of Myrtle Beach Building Department website or by calling (843) 918-1000. Plan review, in-progress inspection, and final inspection are included in the permit fee; no additional inspection fees. If Horry County floodplain permit is required, add $75.

My property is near the Intracoastal Waterway. Do I need a Horry County floodplain permit?

Possibly. Use the FEMA Flood Map Service Center (msc.fema.gov) to check whether your address is in FEMA AE or VE zone. If it is, you will need both a city roof permit and a Horry County floodplain permit ($75, issued in 3-5 days). If your property is not in a mapped flood zone, no floodplain permit is required. Many properties near the Intracoastal are in AE zones, so check your FIRM before submitting a roof permit application. The city reviewer will also check the floodplain database and flag the requirement if applicable.

Can I change roof materials from asphalt shingles to metal or tile?

Yes, but material changes require structural review and additional permit scrutiny. Metal roofing (1-2 psf) is typically approved without engineering because it is lighter than asphalt. Tile roofing (12-15 psf) requires a structural engineer's letter certifying that trusses can handle the weight and fastening loads; this costs $500–$1,000 and adds 1-2 weeks to plan review. Once approved, in-progress and final inspections check fastening, flashing compatibility with the new material, and underlayment placement. FBC secondary water barrier is still required under metal or tile. Budget $500–$1,000 for structural engineering and 4-6 weeks total timeline for material upgrades.

What happens if my roof has three layers of shingles already?

You must tear off all existing shingles down to the deck before reroofing. IRC R907.4 forbids more than two layers of roofing on any structure, and Myrtle Beach enforces this strictly via FBC adoption. If the city inspector discovers three existing layers during plan review, the permit will require tear-off as a condition of approval. You cannot proceed with overlay or reroofing until all layers are removed. Tear-off cost is $1,500–$3,000 for a 2,000-sq-ft roof (labor and disposal). Always get a roofing contractor to inspect your roof before estimating; if they find three layers, budget for tear-off.

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Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current roof replacement permit requirements with the City of Myrtle Beach Building Department before starting your project.

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