The Truth About Metal Roofs

At least twice a week, I get a call from a homeowner with a leaking metal roof. While there are several reasons a metal roof might leak, a few common culprits immediately come to mind.

A typical conversation starts with my first question:

Me: “How old is the roof?”If the homeowner had it installed, they usually know within a few years.

The most common response I get is:

Homeowner: “About 10 to 15 years old.”

Me: “Have you replaced the original fasteners yet or done your 10-year maintenance?”

This is usually the moment the homeowner realizes that the idea of a maintenance-free metal roof is, unfortunately, a myth—an old wives’ tale that’s been circulating for nearly as long as metal roofs have existed.

The reality is, metal roofs are far from maintenance-free. In fact, when it comes to homeownership, nothing is truly maintenance-free.

The most common type of metal roofing in our region is the exposed fastener system. These require routine upkeep. Specifically, the fasteners—those screws that secure the panels—need to be replaced every 8 to 12 years. Factors like how close your home is to the lake or how shaded it is by trees can shorten this interval.

Each of those screws has a small rubber gasket between the head and the panel. Over time, that gasket dries out and cracks, leaving openings where water can sneak in. The screws can also begin to back out. When they’re replaced, roofers use slightly larger (oversized) fasteners to ensure a secure fit.

But it’s not just the screws. Pipe boots—the rubber seals around vent pipes—also degrade and need replacement. Other components like closure strips (which keep out pests and moisture) wear down as well.

Sure, metal roofs have their charm: dozens of color options, impressive curb appeal, and the soothing sound of rain tapping on metal during a storm. But that charm can fade when homeowners are faced with unexpected maintenance every decade—repairs that can cost thousands of dollars.

So if you're considering a metal roof, or already have one, just remember: it’s not set-and-forget. Like everything else in homeownership, a little attention now can prevent a lot of problems later.