Metal or Shingle Roof?

Question

My roof on my rental is getting a little iffy.. Looking ahead and know that I will need a new roof soon. I was looking at getting a metal roof compared to a traditional shingled roof. From what I have heard and seen, it makes all the sense in the world to put a metal roof on it for longevity and they are similar in price. This is a buy and hold, so reselling is not really an issue (in the foreseeable future). What have you all used in the past?

Philip Linton · Answer

Zac, I have a friend who put a metal roof on his home just a few months prior to it burning completly down. The firemen at the sene told him metal roofs hold the heat in and make it impossible to get water onto the fire from above. Something to consider when weighing the options.

Jim Holmes · Answer

There is no special upkeep on metal roofs. The workmanship around roof penetrations in the initial install has to be done correctly or you will have problems. If you know a good contractor thats great. If not ,you might talk to a metal roof supplier or a metal fab shop in your home town about good roofers. If you have just one existing roof , you could go over the top which will save money.

Joel Owens · Answer

"The firemen at the sene told him metal roofs hold the heat in and make it impossible to get water onto the fire from above."

That is very interesting Philip. You always learn something new on this site. Shingles here is what everyone uses unless you are talking a multi- million dollar home with slate roof or copper down spouts etc.

One thing not mentioned is some buyers and renters do not like metal roofs. they say they are extremely noisy when it rains compared to asphalt. I could see this happening if the master is upstairs right where the roof is.

Also since not as many people are used to installing metal roofs you pay higher rates and chances of improper installation go up. I just do not see the benefit on it for a rental. Shingles you can just get someone to add another layer before ripping off next time. Roofers for shingles are  a dime a dozen so cost and time to install is fast and cheap.

James H. · Answer

I have priced shingles and metal and have not found them to be comparable in price - at least not for standing seam, which is what you want to use on a house. If you use regular corrugated sheets, the house will look like a big storage shed IMO.

That being said, I can't believe it would reduce the value of your home. That must be a regional thing. A metal roof is nearly coveted in Texas. I would probably use shingles, though, and consider doing metal if a hail storm took out the roof and there was some insurance money to subsidize the cost.

Carl Schmitt · Answer

To add to that, metal roofs really aren't true lifetime roofs. They may not leak, but they will rust, fade, and possibly dent.  If aesthetics are important to you, I wouldn't call that a "lifetime" roof

Carl Schmitt · Answer

If you have a contractor that can do inexpensive asphalt roofs, the material should only cost you about 120/square.  A 1000 square foot ranch probably has 12-14 square depending on the pitch.  A good standing seam metal will run you about 1000/square installed.  I sell metal roofing, and if it were me, I'd put the asphalt on.  Even at 250/square installed, that's 4 roofs you can put on for the same price. If they last 15 years each, you're good for the next 60 years.

Jim Holmes · Answer

Bill Hit the nail on the head, sorry. Use a good contractor who gives you a workmanship guarantee and you will be fine.

Bill Gulley · Answer

Metal is great, on a higher pitched roof, they don't look good on a 3/12 ranch IMO and if not common for the area will hurt you $$$ as Jim mentioned....

BTW, welcome to BP Jim!

Another issue, check the manufacture's requirements, some say to remove shingles! Another issue is laying the perlins over layers of shingles may give some waves, it will show up in the metal if they are not straight and level. Ask me how I know...so the decking needs to be good too! Better to do it right the first time, which I usually try to do, but my roofer thought better, he was wrong and it came off and had to be corrected...$$

Again, common for the style and area....

Zac P. · Answer

Thanks Jim. Is there any kind of upkeep with metal roofs or do they hold up well over time? I can't see ever selling this property, so reselling is not an issue for the foreseeable future. I would guess a metal roof would make sense.

Jim Holmes · Answer

Been in the roofing business since 1979. Metal roofs outlast shingle roofs, but they are usually a little more expensive. Its not the actual panels but the trim that is costly. You have to make sure a metal roof wont stand out in the neighorhood in case you decide to sell. Some people dont like the looks of metal in a residential setting. But a metal roof will last years after a shingle roof.

Metal or Shingle Roof?

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