Is a Commercial Roof Replacement Different on the Grand Strand? Flat vs Sloped Roofs

Yes, a commercial roof replacement on the Grand Strand is often different, mainly because many commercial buildings have flat or low-slope roofs instead of steep shingle roofs. Honest Roofers replaces sloped shingle roofs and installs EPDM flat roofs, and Jeremy will tell you honestly which system fits your building and whether the job is a good fit.

What Is the Difference Between a Flat Roof and a Sloped Roof?

The main difference is how fast water leaves the roof. A sloped roof uses gravity to shed water quickly, so overlapping shingles work well. A flat or low-slope roof drains slowly, so it needs a continuous waterproof membrane instead of shingles. Roofers describe slope as pitch, the number of inches a roof rises over 12 inches of horizontal run. A 6/12 roof rises 6 inches for every foot. A 2/12 roof rises only 2 inches, which is very low.

Shingles depend on water running downhill fast enough that it does not sit in the seams. On very low slopes, water lingers, and shingles are not designed to hold standing water. That is why the roofing material has to change as the pitch flattens out.

• Sloped roofs: common on homes, many small offices, churches and mixed-use buildings. Usually asphalt shingles over underlayment.
• Flat and low-slope roofs: common on retail strips, warehouses, additions, porches and some coastal homes. Usually a membrane system such as EPDM.
• Combination roofs: many buildings have both, such as a sloped main roof with a flat section over an addition or entry.

Why Is EPDM a Good Choice for Flat Roofs on the Grand Strand?

EPDM is a good choice because it is a synthetic rubber membrane made for roofs at 2/12 pitch or lower, so it can handle slow drainage that would ruin shingles. It installs in large sheets, which means fewer seams than many older flat roof systems. Fewer seams means fewer places for water to find its way in.

Our coastal conditions are tough on flat roofs. Summer sun beats down on them all day, afternoon thunderstorms can dump a lot of water quickly, and sea breezes and storms during hurricane season, June to November, put stress on edges and flashings. A flat roof that ponds water, has cracked seams or is pulling away at the edges is a roof that is going to leak.

Honest Roofers installs and repairs EPDM flat roofs. You can learn more about how the system works on our EPDM flat roofs page.

How Is a Sloped Roof Replacement Done?

A sloped roof replacement starts with a complete tear-off down to the deck and then rebuilds the roof one protective layer at a time. Honest Roofers follows the same process on every pitched roof replacement, whether it covers a home or a small building:

• Tear off all old material down to the deck. Never roof over old shingles, because a second layer doubles the weight and hides problems.
• Repair any damaged or rotted deck wood.
• Install drip edge around the edges.
• Install Ice and Water Shield on the lower edge, covering the first 3 feet.
• Install synthetic underlayment across the deck, never tarred felt.
• Install the shingles, all new pipe flashings and proper roof vents or ridge vent.
• Address chimney flashing and skylights as needed.

Honest Roofers’ preferred shingle is the Atlas Pinnacle Pristine with 3M Scotchgard algae protection, which carries a lifetime guarantee against black algae streaks. The company can install all brands. See more on our full roof replacement page.

What Makes a Commercial Roof Replacement Different From a Home?

A commercial roof replacement is different mostly in planning: the roof type, the size, how the building is used and how to keep a business running while the work happens. The basic goal is the same as on a house, a watertight roof built correctly, but several practical questions come up more often with a business property:

• Roof type: many commercial buildings are flat or low slope, which calls for a membrane like EPDM rather than shingles.
• Rooftop equipment: air conditioning units, vents and pipes all need careful flashing so they do not become leak points.
• Drainage: flat roofs rely on drains, scuppers and gutters that must stay clear, especially with pine needles and leaves blowing around.
• Scheduling: owners often want work planned around business hours, deliveries or customers.
• Access and safety: parking areas, entrances and walkways need to stay safe for staff and visitors during the job.

Honest Roofers’ motto is “never a job too big, or too small.” If you own or manage a building with a flat or sloped roof, call Jeremy to describe the property. He will be straightforward about whether it is a good fit and what the work would involve. Honest Roofers is licensed and insured in Horry County.

Owners of mixed buildings on the Grand Strand, such as a home with a flat-roofed addition or a small office with a low-slope porch, often get the best results by planning both sections together. A roofer near me who handles both shingles and EPDM can make sure the transition between the two is flashed correctly, since that joint is a common leak point when two different crews work on the same roof at different times.

Should I Repair or Replace My Flat or Sloped Roof?

Repair makes sense when damage is limited and the rest of the roof is in good shape, while replacement makes sense when problems are widespread or the roof is reaching the end of its useful life. Signs that point toward a full replacement include:

• Leaks in more than one area, or leaks that keep coming back after repairs.
• Soft or sagging areas that suggest deck damage.
• On flat roofs, widespread ponding, shrinking membrane, or seams pulling apart.
• On sloped roofs, curling, cracking or missing shingles across several slopes, heavy granule loss or black algae streaks.
• An asphalt roof that is in the 15 to 20 year range, which is a typical lifespan in our area.

Honest Roofers repairs both sloped and flat roofs, and Jeremy will tell you honestly if a repair is all you need. Visit our roof repairs page, or read the essential guide to roofing in Horry County for more background.

What Should I Ask a Roofing Company Near Me Before a Commercial Job?

Ask questions that reveal how the roofer plans the job, not just the price. When you search for a roofing company near me for a business property, these are worth asking every contractor:

• What roofing system do you recommend for each section of my roof, and why?
• Will you tear off the existing roof, and how will you handle damaged deck?
• How will rooftop equipment, drains and edges be flashed?
• How will you keep my business, staff and customers safe during the work?
• Are you licensed and insured, and what workmanship warranty details come with the estimate?

A good contractor will answer each of these clearly and put the plan in writing. Honest Roofers provides workmanship warranty details in writing with each estimate, along with photos from the inspection so you and anyone else involved in the decision, such as a business partner or property manager, can see exactly what the roofer saw. Educating owners is the whole point, and there is never any pressure to sign right away.

Frequently Asked Questions

Can shingles be installed on a low-slope roof?

Shingles need enough pitch to shed water. For roofs at 2/12 pitch or lower, Honest Roofers installs EPDM, a synthetic rubber membrane designed for low slopes.

Does Honest Roofers help with storm damage on business properties?

Honest Roofers helps with storm damage and insurance claims by documenting damage, providing reports and coordinating with the adjuster. Call Jeremy to describe your property and he will let you know how he can help.

Is the inspection free for buildings too?

Honest Roofers offers free, no-obligation roof inspections with photos and a written estimate. Call to describe your building and schedule a time.

Whether your roof is flat, sloped or a mix, the right roofer near me is one who explains the difference and builds each section the right way. Honest Roofers serves Myrtle Beach, Surfside Beach, Conway, Murrells Inlet and the whole Grand Strand.