Cost to fix metal roof.

[Hobby_Man22]

Looks like the ridge cap has a few areas where the panel may have lifted up some in a few areas. Not sure if it's from a poor install, the wind or both. Then probably a few spots where the screws weren't install straight. Wonder what it would cost to to fix this and what would the fix be? The building is a 30x50 red iron, and fairly new built in 2018. It didn't leak until maybe the last couple years, but we've had a few 80mph storms since then. Saw some youtube videos where they just roll on some type of thick goop that I guess seals just about anything up. Forgot what it's called and i'm not sure if that's the proper way or not. There's basically about 6 different areas on the roof that leak during a good heavy rain. Not all of it is at the peak either.

 

[BillK]

I think I would call whoever put the roof on originally or another metal roof company and have them fix it properly. "Rolling on goop" is never a proper repair.

 

[Hobby_Man22]

I think I would call whoever put the roof on originally or another metal roof company and have them fix it properly. "Rolling on goop" is never a proper repair.

I bought the property with the building installed already. Found out later on through a neighbor that it was assembled by the owner

 

[drmarkr]

It's basically panels screwed into the roof purlins. Get up there and have a look at it and you can probably see where you have gaps. Add the necessary self-tapping screws and if you want extra insurance you can use some roofing cement to seal the screws. It's not unusual for some of the rubber washers on the self tappers to eventually degrade and leak. You can replace those screws, but often times people will just slather some roof sealant/cement over them.

 

[Hobby_Man22]

It's basically panels screwed into the roof purlins. Get up there and have a look at it and you can probably see where you have gaps. Add the necessary self-tapping screws and if you want extra insurance you can use some roofing cement to seal the screws. It's not unusual for some of the rubber washers on the self tappers to eventually degrade and leak. You can replace those screws, but often times people will just slather some roof sealant/cement over them.

Do you need special shoes for a metal roof? So just add more screws with rubber washers anywhere it's lifted up? Doesn't necessarily have to be into a perlin does it? I'm sure some areas have a gap in between the perlins

 

[NUTTSGT]

Some clean tennis shoes with no dirt or dust should work unless the roof has a steep pitch.

Hopefully the roof isn't dusty and don't do it when it's wet, has snow or frost.

Use common sense or find yourself on the ground..... AT YOUR OWN RISK.

 

[Firebrick43]

You will be high enough to see why your transformer is glowing as well!

 

[Hobby_Man22]

You will be high enough to see why your transformer is glowing as well!

Omg give it up dude. They came out 15 minutes after I called and updated the connectors to that quick blow fuse they use nowadays. The thing they use a 30ft pole to connect.

 

[finn]

My experience is that if it’s a metal roof that isn’t leaking, it will be leaking shortly.

My neighbor retired after thirty plus years as a custom home builder and agrees.

Even he has to go up on his storage building steel roof to fix leaks /replace screws, etc every five years.

 

[Ran58]

That’s why I went with and asphalt shingle roof. if you think about it, every one of those screws has to driven just right or you will start to Have leaks after a while. Better just to go with asphalt and not have to worry about it.

 

[Hobby_Man22]

That’s why I went with and asphalt shingle roof. if you think about it, every one of those screws has to driven just right or you will start to Have leaks after a while. Better just to go with asphalt and not have to worry about it.

Yeah, I think a lot of commercial buildings have metal roofs. Ever go into home depot and see all the homer buckets put to use to catch the water leaks? They didn't do a good job putting the screws in straight on my building. I doubt the roof is much better

 

[Hobby_Man22]

I wonder what it costs for a new roof? I think it's about $40/panel for a pbr panel. I'd need 50 of them roughly, so that's $2k. Get them to install a vapor barrier across the perlins too while I'm around it.

 

[Sumboodie]

My experience is that if it’s a metal roof that isn’t leaking, it will be leaking shortly.

My neighbor retired after thirty plus years as a custom home builder and agrees.

Even he has to go up on his storage building steel roof to fix leaks /replace screws, etc every five years.

Seamless

 

[Hobby_Man22]

Seamless

That's something to consider.

 

[oldironfarmer]

If you're young and agile the repair is something you need to do. It's not hard, and crooked screws will leak. If you hire someone you don't really know what they are doing and you will likely overpay.

Every screw on a roof should go into a purlin. Get the right screws for metal purlins. When you find a bad screw go a couple of inches either direction and put in a new screw, nice a straight. Squeeze the washer slightly, don't extrude it out. Then remove the bad screw and put some goop in the hole. Henry makes some really good goop that will last for many years. You almost can't seal around a screw, the washer does that nicely. You can seal a small open hole with good goop.

You likely don't need a new roof unless you just like to spend money.

The home stores have flat roofs and the A/C men work on it and can cause issues.

 

[Hobby_Man22]

If you're young and agile the repair is something you need to do. It's not hard, and crooked screws will leak. If you hire someone you don't really know what they are doing and you will likely overpay.

Every screw on a roof should go into a purlin. Get the right screws for metal purlins. When you find a bad screw go a couple of inches either direction and put in a new screw, nice a straight. Squeeze the washer slightly, don't extrude it out. Then remove the bad screw and put some goop in the hole. Henry makes some really good goop that will last for many years. You almost can't seal around a screw, the washer does that nicely. You can seal a small open hole with good goop.

You likely don't need a new roof unless you just like to spend money.

The home stores have flat roofs and the A/C men work on it and can cause issues.

Do you screw it down just enought to squeeze the washer? Or until the cap bottoms out against the roof? It looks like they kind of encapsule the entire rubber washer so you don't even see the washer at all once installed. Guess it depends on the design though. I think some screws show more of the washer than others. I have two red iron metal buildings on my property and if I remember right one building shows the washers slightly, the other one doesn't. I'd have to look again to be sure. I have plenty of extra screws, that they left me from the newer building that was just built a couple years ago.

 

[T444e]

Yeah, I think a lot of commercial buildings have metal roofs.

From my experience, most commercial buildings have rubber rooves.

 

[finn]

Seamless

$$$$

 

[Sumboodie]

$$$$

Not much more than std steel roofing.
For a 34x46 roof I was quoted $7k

 

[Firebrick43]

Seamless

What are these “seamless” metal roofs? Never seen such a thing.

 

[racecougar]

He likely means standing seam. A seamless steel roof of any appreciable size would be quite the feat.

 

[Hobby_Man22]

What are these “seamless” metal roofs? Never seen such a thing.

The seem is vertical. Less likely to leak. You ever see the metal roofs where every 3 or 4 feet it has a vertical ridge? That's it. Actually it's called a standing seam metal roof.

 

[racecougar]

That is standing seam.

 

[Firebrick43]

The seem is vertical. Less likely to leak. You ever see the metal roofs where every 3 or 4 feet it has a vertical ridge? That's it. Actually it's called a standing seam metal roof.

Quite familiar with standing seam, I have installed terne metal with a foot seamer

But it’s about as far from seamless as a metal roof can be. One every 12”-16” vertically and if not continuous rolled on site horizontal seams every 10’-12’

 

[jptbay]

I use improved roof screws that cover the gasket to help avoid UV damage over time.

https://www.fastenersplus.com/produ...binder-metal-roofing-screw-galvanized-pkg-250

 

[reader2580]

Do you need special shoes for a metal roof? So just add more screws with rubber washers anywhere it's lifted up? Doesn't necessarily have to be into a perlin does it? I'm sure some areas have a gap in between the perlins

I bought some broom ball shows that worked great on my metal roof. They felt like they stuck like glue. The issue is they have all these nubs on the bottom that broke off. I only used the shoes to install the ridge panels on my roof and more than half the nubs were broken off in that time. I used a lift so I could get on the roof at the ridge so I didn't have to walk up the roof.

 

[Stuart in MN]

Since it's only seven years old, is there a building or roof warrantee in effect?

 

[Hobby_Man22]

If you're young and agile the repair is something you need to do. It's not hard, and crooked screws will leak. If you hire someone you don't really know what they are doing and you will likely overpay.

Every screw on a roof should go into a purlin. Get the right screws for metal purlins. When you find a bad screw go a couple of inches either direction and put in a new screw, nice a straight. Squeeze the washer slightly, don't extrude it out. Then remove the bad screw and put some goop in the hole. Henry makes some really good goop that will last for many years. You almost can't seal around a screw, the washer does that nicely. You can seal a small open hole with good goop.

You likely don't need a new roof unless you just like to spend money.

The home stores have flat roofs and the A/C men work on it and can cause issues.

I was about to say a crooked screw will always go in crooked. Technically I could go up a size and drill a hole that's straight, but I think these roofing screws are all tye same diameter

 

[Hobby_Man22]

Since it's only seven years old, is there a building or roof warrantee in effect?

Probably, but theyll just blame it on poor install. Warranties are a joke

 

[AC-WC]

I put a steel roof on my small garage 25yrs ago with screws and never any leaks. Put a vermin cover on the chimney last year and replaced 2-4 screws because the rubber wasn't in good shape.
That's better than my shingle roof on the house that's been repaired 2x and only 15 yrs old. The next roof will be metal.

The garage has a 3/12 pitch so easy to move around on. My bank barn is 6/12 pitch, I got to the edge tried to get on and my foot started sliding. I paid an Amish crew to do that roof.
To pay someone you'll be >$500-1000 for repairs.
If you're comfortable to be on the roof maybe <$50? Screws and goop are cheap.

 

[Codyboy]

If you're young and agile the repair is something you need to do. It's not hard, and crooked screws will leak. If you hire someone you don't really know what they are doing and you will likely overpay.

Every screw on a roof should go into a purlin. Get the right screws for metal purlins. When you find a bad screw go a couple of inches either direction and put in a new screw, nice a straight. Squeeze the washer slightly, don't extrude it out. Then remove the bad screw and put some goop in the hole. Henry makes some really good goop that will last for many years. You almost can't seal around a screw, the washer does that nicely. You can seal a small open hole with good goop.

You likely don't need a new roof unless you just like to spend money.

The home stores have flat roofs and the A/C men work on it and can cause issues.

True except every screw does not go into a purlin.
At least in mine they don't as there is a screw on the lap that are in between the purlins which are spaced 4ft o.c. (roughly)

 

[Codyboy]

I put a steel roof on my small garage 25yrs ago with screws and never any leaks. Put a vermin cover on the chimney last year and replaced 2-4 screws because the rubber wasn't in good shape.
That's better than my shingle roof on the house that's been repaired 2x and only 15 yrs old. The next roof will be metal.

The garage has a 3/12 pitch so easy to move around on. My bank barn is 6/12 pitch, I got to the edge tried to get on and my foot started sliding. I paid an Amish crew to do that roof.
To pay someone you'll be >$500-1000 for repairs.
If you're comfortable to be on the roof maybe <$50? Screws and goop are cheap.

I will never have another asphalt shingle roof.
Thank goodness for insurance and hail around the 17 year mark.
Thats 32k I less deductible I didn't have to pay.
The new house will have a metal roof.
I'd rather pay to have screws replaced than a tear off and reshingle.
Also with metal unless ripped open by strong winds hail and such is only cosmetic compared to asphalt which gets severely damaged and needs replacing.

 

[reader2580]

Probably, but theyll just blame it on poor install. Warranties are a joke

The company that made the metal isn’t going to pay for leaks around the screws. That isn’t an issue with the roofing material.

If you paid to have the roof installed don’t you have a labor warranty? A good roofing company is going to take care of the issue regardless of fault. The roofing company deals with the material supplier in case of a warranty issue. The customer should not have to deal with the material supplier at all.

 

[Codyboy]

The company that made the metal isn’t going to pay for leaks around the screws. That isn’t an issue with the roofing material.

If you paid to have the roof installed don’t you have a labor warranty? A good roofing company is going to take care of the issue regardless of fault. The roofing company deals with the material supplier in case of a warranty issue. The customer should not have to deal with the material supplier at all.

Post #3.
Previous owner built it.

 

[Hobby_Man22]

True except every screw does not go into a purlin.
At least in mine they don't as there is a screw on the lap that are in between the purlins which are spaced 4ft o.c. (roughly)

I believe you're correct. Holds the seams down. I can see a couple areas from the ground where they added a few extra in a few areas right where you're talking about.

 

[KenC]

Yep. Shorter screws referred to as lap screws in OK.

 

[finn]

I put a steel roof on my small garage 25yrs ago with screws and never any leaks. Put a vermin cover on the chimney last year and replaced 2-4 screws because the rubber wasn't in good shape.
That's better than my shingle roof on the house that's been repaired 2x and only 15 yrs old. The next roof will be metal.

The garage has a 3/12 pitch so easy to move around on. My bank barn is 6/12 pitch, I got to the edge tried to get on and my foot started sliding. I paid an Amish crew to do that roof.
To pay someone you'll be >$500-1000 for repairs.
If you're comfortable to be on the roof maybe <$50? Screws and goop are cheap.

I currently have two steel roofs. Had an additional one on a house I sold a few years ago.

All three had either leaks or ice damage.

I would never recommend one in our climate, especially if the roof has any sort of valley or dormer. Sun hits high on the roof, melting snow that then refreezes lower on the roof. That ice rips the steel in the valley as it works its way to the eves.

Screws back out as water works its way down the threads.

Talking to contractors and other metal roof owners, my situation isn’t unique, given our snowfall.

They might be ok in a milder climate.

 

[Hobby_Man22]

Idk. It didnt leak from the beginning when I bought the place in 2020. Had a few bad storms, so I guess that's what started it or maybe poorly installed screws. I don't quite recall when the leaks started, but I know a few months after I bought the place we had some heavy rains and not a drop made it inside..

 

[Hobby_Man22]

I would think a roof from 2018 would only need the washers replaced on the screws in a few places, or maybe reseller so they can go in straight. If they look anything like the screws on the sides, im sure plenty were installed crooked.

 

[AC-WC]

I currently have two steel roofs. Had an additional one on a house I sold a few years ago.

All three had either leaks or ice damage.

I would never recommend one in our climate, especially if the roof has any sort of valley or dormer. Sun hits high on the roof, melting snow that then refreezes lower on the roof. That ice rips the steel in the valley as it works its way to the eves.

Screws back out as water works its way down the threads.

Talking to contractors and other metal roof owners, my situation isn’t unique, given our snowfall.

They might be ok in a milder climate.

None of my roofs have valleys, I can see where that can be a problem.