Is a metal roof worth it?

Two main types

Standing seam

Panels lock together at raised seams, and the fasteners are hidden under clips. The panels can move as they heat and cool, there are no exposed screws to wear out, and the roof looks clean. It's the premium option for homes and commercial buildings.

Exposed-fastener panels

Ribbed panels, often sold as R-panel or PBR, are screwed straight through to the framing or deck. They cost less and go on faster, which is why you see them on shops, barns, and warehouses. The trade-off is upkeep: the rubber washers under the screws wear out over the years, and loose or backed-out screws need to be checked and replaced.

What you're paying for

• Lifespan. A well-installed metal roof can last 40 years or more. Over that time, you might replace a shingle roof once or twice.
• Heat. Light colors and reflective paint finishes cut how much heat the roof soaks up.
• Wind and fire. Properly fastened panels hold up well in wind, and metal doesn't burn.
• Weight. Metal is light, which matters on older framing.

What to know before you buy

• Gauge. A lower number is thicker steel: 24 gauge is heavier than 26 or 29, and thicker panels resist dents better.
• Paint finish. PVDF finishes, often sold as Kynar 500, hold their color longer than lower-cost polyester finishes like SMP.
• Noise. Over a solid deck with underlayment, rain on metal isn't much louder than on shingles. An open-framed barn is a different story.
• Details. Most metal roof problems come from trim, flashing, and penetrations, not the panels. Hire someone who has installed a lot of it.

Metal and hail

Large hail can dent metal panels. Usually the dents are cosmetic and the roof still keeps water out.

Check your policy before you buy. Some insurers exclude cosmetic damage on metal roofs, and some give a discount for roofing with an impact rating (Class 4 under UL 2218). Ask your agent how your policy handles both.

Over the old roof, or tear-off?

Some metal systems can go over one layer of shingles where code allows, which saves the cost of tearing them off. A tear-off costs more but lets you see and fix the decking before it's covered for decades. If an older roof has any soft spots, tear it off.