Experience with metal roofing.

[Perry Ivy]

I am needing to replace the roof on a rental and I'm contemplating going with metal. The expense for me is about the same as conventional, but I'm concerned about longevity. This is in Arkansas and we have storms, which include hail, damaging winds, sleet, layers of ice and snow. The options are architectural shingles and metal roofing. Your experience is appreciated and please tag me in the comment as I'm on a phone and don't get notified. Thanks

[JD Martin]

@Perry Ivy Your insurance should cover hail regardless of the roof you select. Architectural shingles should be significantly cheaper than metal. Standing seam metal roofs are durable but not indestructable - wind damage that might just tear off some shingle tabs can peel a metal roof like a banana if it's not fastened properly. Rubber washers under the fasteners can deteriorate and leak. Dents can encourage rust. If the roof is not well insulated, or you have a nice resonance chamber underneath (i.e. a good sized attic) it can be loud. Walking on them to clean gutters or check things out can be seriously hazardous unless you have fall stops installed. 

I like metal roofs but they're not a panacea. I wouldn't do it on a rental unless it had fantastic potential as a rehab and flip property.