Metal Roofing
A standing seam metal roof outlives you in this house. It costs about twice a shingle roof up front and then it stops costing you anything.
Metal is the last roof a lot of people buy. A properly installed standing seam roof runs 40 to 70 years with essentially no maintenance, versus 20 to 30 for shingles. The math turns over somewhere around year 20 to 25, and past that it is just cheaper. The catch is that metal is far less forgiving of a bad installer than shingles are, so who puts it on matters more than what brand goes on.
The fasteners are hidden underneath the raised seams. Nothing penetrates the face of the panel, so there is nothing to back out, nothing to leak, and no maintenance cycle. Expect 40 to 70 years. It also lets the panel expand and contract with temperature instead of fighting its own screws.
Screws go straight through the panel face into the deck. Faster to install and roughly half the price. The trade-off is real: a 2,000 square foot roof carries somewhere between 1,200 and 1,600 screws, and every one is a gasket that eventually ages out. Expect 20 to 30 years and plan on fastener inspections.
If this is your house and you are staying, standing seam. It costs twice as much today and less over 50 years, and you skip the second re-roof entirely. If it is a barn, a garage, a shop, or a rental you are flipping, exposed fastener is the smart money and we will happily install it.
Questions
No, and this is the most common thing people get wrong about metal. It goes over a solid deck with underlayment, not over open purlins like a barn. It is no louder than your shingle roof.
Standing seam runs 40 to 70 years with minimal maintenance. Exposed fastener runs 20 to 30 and needs its fasteners checked. Compare that to 20 to 30 for asphalt shingles.
Roughly double up front for standing seam. Over 50 years it works out cheaper, because you are not paying for a second and third roof, and there is no maintenance cycle in between.
Heavy hail can dent metal, though it takes much more than it takes to destroy a shingle. The difference is that a dented metal roof still keeps water out. A hail-bruised shingle roof is compromised.
We tear off. Same reason as any other roof: nobody can inspect a deck they cannot see, and metal is far too long-lived to install over a substrate you did not verify.
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We will take a look and tell you straight, including when the answer is that you do not need us yet. No pressure and no scare tactics.
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