If you’ve been considering a metal roof for your home, you’re not alone. Metal roofing has seen a surge in popularity in recent years as homeowners realize its many benefits over traditional asphalt shingle roofs. Besides its distinctive look and energy efficiency, one of the biggest draws of metal roofing is its incredibly long lifespan. But exactly how long does a metal roof last? This guide will take an in-depth look at metal roof longevity and the key factors that impact it.
Metal Roofing 101
Before we dive into lifespans, let’s cover a brief overview of metal roofing. Metal roofs can be made from a variety of materials including steel (galvanized or galvalume), aluminum, copper, zinc and tin. There are different product types like vertical seam panels, pre-formed modular panels, and granular coated styles that mimic other roofing materials.
The two main categories are standing seam and exposed fastener or “screw down” panel systems. Standing seam uses vertical panels that interlock and can expand and contract freely with temperature changes. Screw down panels are attached by exposed screws along the surface.
Compared to asphalt shingles that require replacement every 15-30 years, metal roofs provide exceptional longevity and durability. They can withstand extreme weather like heavy snow loads, powerful winds up to 140 mph, hail impacts, and will never rot, crack or burn. Metal is also one of the most energy efficient roofing materials, re-emitting up to 90% of solar radiant heat to reduce cooling costs.
Average Metal Roof Lifespan
So how many years can you expect to get out of a metal roof? The average metal roof lasts between 40-70 years. To get more specific, the anticipated lifespan depends on the exact metal roof type:
Standing Seam Metal Roofs: With proper installation and adequate attic ventilation, a standing seam metal roof should last at least 30 years. In ideal conditions with mild weather, you could see your standing seam roof provide 50 years of service or more. The interlocking design and specialized Kynar coating enables this extended longevity.
Screw Down Panel Metal Roofs: An exposed fastener or screw down metal roof has a shorter expected lifespan of around 20 years when installed correctly with no maintenance. With periodic maintenance like replacing screws, you may be able to stretch it to 30 years. However, screw down roofs lack the same expansion/contraction and protective coatings as standing seam.
While these are general guidelines, some metal roofs can last even longer. It’s not uncommon to find copper roofs that are over 100 years old and still performing well. Compared to traditional asphalt that maxes out at 30 years, metal roofing is clearly built for the long haul.
Factors Affecting Metal Roof Longevity
Just like any roofing material, there are several key factors that can impact how many years you get out of your metal roof system. Being aware of these can help maximize longevity.
Weather and Climate Conditions
The climate and weather patterns in your area play a major role in metal roof deterioration over time. Harsh winters with heavy snowfall and icy conditions are tougher on metal roofs. Areas with frequent hail storms and high wind events will accelerate wear. Excessively hot climates that cause constant expansion and contraction are also more taxing, especially on screw down panels. Milder climates without temperature extremes are ideal for extending metal’s lifespan.
Proper Installation
Perhaps the single most important factor in metal roof longevity is proper installation. An experienced contractor who specializes in metal roofing is a must. Mistakes in measuring, cutting, or securing the panels can create weak points, improper drainage and opportunities for leaks. Great care has to be taken to protect the paint finish which guards against rust and corrosion. A shoddy DIY install could cost you decades off your roof’s potential lifespan.
Maintenance
Maintenance requirements differ between metal roof types. Standing seam roofs are virtually maintenance-free, requiring just occasional inspections and cleaning around vents/pipes to ensure no deterioration. Screw down panels require more upkeep since their exposed fasteners eventually need re-tightening or replacement every 5-10 years to prevent leaks. Annual inspections and cleaning are still recommended for both systems.
Other Factors
A few additional variables can impact lifespan like metal material quality, panel gauge thickness, quality of coatings and underlay/decking materials used. Cheaper metals or very thin gauges won’t hold up as long. Premium coatings increase longevity. Never cut corners when investing in a premium metal roof system. Exact estimates depend on taking all these factors into account for your situation.
Getting the Most From Your Metal Roof
To maximize the lifespan and get the best return on your metal roof investment, there are some important considerations:
Material and Style Selection – Standing seam metal roofs inherently provide more longevity than screw-down panels, so they’re ideal if you plan to stay in your home long-term. Factor in your climate when choosing the ideal metal type as well. Aluminum and copper are excellent for coastal areas, while steel holds up better inland.
Contractor Experience – Finding an experienced metal roofing installation contractor is crucial for long-term performance. Don’t hire a jack-of-all-trades roofer; look for companies that specialize exclusively in metal roofs and have extensive product knowledge and training. Installing metal roofing requires special techniques.
Maintenance Plan – Have your metal roof contractor provide a recommended maintenance schedule based on your roof type and environmental conditions. Don’t ignore annual inspections and stay on top of any required upkeep like re-tightening screws or clearing debris.
Restoration vs Replacement – Metal roofing is one of the only systems that allows for affordable restoration rather than full replacement when it gets weathered. If caught soon enough, issues can be corrected through repair, recoating and restoration to drastically extend the lifespan.
Cost Considerations of Metal Roofing
One factor that often gives homeowners pause about metal roofs is the upfront cost, which can be 2-3 times higher than basic asphalt shingles. However, you can’t look at just the installation price tag. Metal roofs provide an excellent return on investment through:
Longevity – When you calculate spending $15,000-30,000 on a metal roof that lasts 50-70 years compared to multiple $10,000 asphalt replacements every 15-20 years, metal costs less over its lifetime.
Lack of Future Replacement – Most shingle roofs require expensive tear-offs and replacements every couple of decades. A metal roof can theoretically last the lifetime of your home.
Energy Savings – Metal’s solar reflective properties lead to lower cooling costs adding up to thousands in savings over 30+ years.
Home Value Increase – A new metal roof can increase your home’s resale value more than it costs, providing an actual return on investment.
Insurance Discounts – Some insurance providers offer discounts for metal’s increased durability and fire resistance.
While metal roofs come at a higher price tag, their exceptional longevity and lack of ongoing replacements mean you make that investment back and then some over the course of ownership. For homeowners planning to stay put long-term, metal provides incredible lifetime value.
In Conclusion
Hopefully, this guide has provided thorough insight into how long metal roofs last and what factors impact that longevity. To summarize the key takeaways:
- Metal roofing systems provide incredible longevity of 40-70 years on average, with some systems exceeding 100 years. This far outlasts traditional asphalt’s 15-30 year lifespan.
- Standing seam metal roofs have the longest expected lifespans of 30-50+ years when properly installed. Screw down panels last around 20-30 years.
- Maximizing longevity relies on choosing the ideal roof type for your climate, expert installation, developing a maintenance plan, and considering restoration down the road.
- While more expensive upfront, metal roofing provides an excellent return on investment through energy savings, increased home value, and eliminating frequent replacement costs.
For home and business owners looking for a permanent roofing solution and tired of replacing asphalt every couple of decades, metal is worth strong consideration. Do your research, get quotes from reputable local metal roofing contractors, and enjoy decades of reliable, low-maintenance overhead protection.
