Metal roof replacement
How a metal roof job runs
Most houses take a few days once the panels arrive, and barns and large roofs take longer. Panels are cut to your roof, so the order and the lead time come first.
- 01
Step 1: Before the first day
We order panels cut to length for your roof, set the permit if your town asks for one, and tell you where the dumpster and the trucks will go. You get the start date in writing.
- 02
Step 2: Tear-off
The old roof comes down to the deck. We take off only what we can cover the same day, and cover the rest.
- 03
Step 3: Deck and underlayment
We check the deck. Bad boards are replaced at the per-sheet price on your estimate, and a high-temperature underlayment goes on under the metal.
- 04
Step 4: Panels and trim
Panels are set on clips or screwed down, depending on the type, and trim, flashing and the ridge go on as the roof goes.
- 05
Step 5: Snow guards and cleanup
Guards go where the estimate marked them. We sweep the yard with a magnet for nails, and we walk the roof with you.
- 06
Step 6: The papers
You get the workmanship warranty, the maker's papers and the photos from the job before the last payment is due.
Two panels
Standing seam or exposed fastener
Neither one is better. Each fits a different building and a different budget.
| Exposed fastener | Standing seam | |
|---|---|---|
| How it is held | Exposed fastenerScrews through the face of the panel, with a washer under each head. | Standing seamHidden clips under raised seams. No screws through the face. |
| Where it fits | Exposed fastenerBarns, shops, sheds and long simple roofs. | Standing seamHouses, porches, and any roof you look at. |
| Upkeep | Exposed fastenerCheck screws and washers as the years go by; some will need re-seating. | Standing seamCheck seams and trim. Little else. |
| Cost | Exposed fastenerCosts less, and goes on quicker. | Standing seamCosts more to make and to set. |
| Snow guards | Exposed fastenerScrewed down and sealed. | Standing seamClamp to the seam. No holes. |
Finish
Pick the color last
Ask for the paint type, the warranty paper and a full-size sample before you choose. Colors on a screen are not colors on a roof.
Barn red
Silver gray
Teal
Charcoal
On the roof
We tie off, and we don't hurry the edges
Metal is slick when it is wet or frosted. Crews tie off to an anchor on every roof, and the edges and the ridge are where we slow down.
Harness and lanyard on every roof, every time
No work on a roof that is wet, frosted or snowy
Trim and edges set to the maker's instructions
Replacement
Questions about a metal re-roof
How long does a metal roof last?
Steel panels are commonly given a service life of 40 to 70 years, depending on the coating, the site and the care it gets. Paint fades and chalks long before steel gives out. What you are buying is the steel, the paint and the details, so we write all three on the estimate.
How long does a replacement take?
Most houses take a few days once the panels arrive. Large roofs and barns take longer. Panels are cut to length for your roof, so the lead time from the order is a separate wait, and we tell you the date on the estimate.
Can you put metal over my old roof?
Sometimes. Code and the condition of the deck decide. Two or more layers, a wet deck or a worn-out one means the old roof comes off. We tell you which it is at the visit and put it in writing.
Is a metal roof loud in rain or hail?
On a solid deck with underlayment and an insulated ceiling below, less than most people expect. An open barn or a shop with no ceiling is louder. Ask us about your building and we will say plainly what to expect.
Ready to see it on your roof?
We come out, go up, look in the attic and write down the options, with the gauge, paint and snow guard layout named.