Is a metal roof worth it in Virginia?

For most Virginia homeowners who plan to stay put, a well-specified metal roof is worth the higher upfront price: it can outlast two or more shingle roofs, handles wind and snow well, and needs little upkeep. Whether yours is worth it comes down to three things: how long you will own the house, what exactly is in the bid, and who installs it.

The case for metal: lifespan

The main payoff is time. McElroy Metal, a panel maker, says a residential metal roof routinely provides 50 to 60 years of service life, based on a Metal Construction Association study of Galvalume standing seam roofs, against a 12 to 20 year replacement cycle for asphalt shingles.^[1] That is a manufacturer's estimate for a properly specified system, so treat it as the optimistic end. Even at half that, a homeowner who stays 25 or 30 years may buy one metal roof instead of two shingle roofs, each with its own tear-off.

That lifespan is not automatic. McElroy is clear that a panel with a low-grade substrate and an economy paint system will not deliver the same decades of performance as a properly specified system.^[1]

When it is not worth it

• You will sell soon. McElroy notes the benefit is strongest when you stay long enough to use the roof, and that a buyer who does not understand metal may not pay extra for it if you sell within a few years.^[2]
• The bid is the cheapest possible metal. Thin galvanized steel and economy paint can fade, chalk or rust well before the decades you are paying for.
• The installer rarely does metal. Flashing, fastening and thermal movement are where metal roofs go wrong, and they reward experience.

What separates a good metal roof from a poor one

The steel underneath the paint. In McElroy's side-by-side testing, Galvalume panels proved two to four times more durable than galvanized panels over a 23-year comparison.^[1] On galvanized steel, the zinc coating weight matters, and McElroy states plainly: "G60 substrates are not appropriate for residential roofing".^[1] Ask what substrate and coating weight the bid uses.

The paint system. PVDF coatings such as Kynar 500 resist fade and chalk far better than SMP coatings,^[1] which matters on a roof you expect to look at for decades.

Exposed or hidden fasteners. McElroy explains that exposed fastener panels cost less and install faster, but leave the fastener gaskets exposed to weather over the decades.^[1] McElroy recommends having all screws replaced by a professional every 25 to 30 years^[5] on a screw-down roof, so budget for that. Standing seam hides its clips and costs more.

Energy, weather and noise in Virginia

Summer cooling. Reflective paints help in Virginia's hot, humid summers. Research compiled by the Metal Construction Association, as cited by McElroy, shows cool metal roofing can reduce cooling energy costs by up to 20 percent.^[1] Savings depend on your attic insulation, ventilation and color; lighter colors reflect more heat.^[3]

Snow and wind. In western Virginia especially, snow loads and winter storms are worth planning for. Snow can slide off metal quickly, which is why snow guards over doors and walkways are worth discussing with your roofer. On storms, McElroy says many insurers offer premium discounts for metal roofs, but that discounts vary by carrier and state,^[1] so ask your agent before counting on one.

Rain noise. McElroy says rain on a residential metal roof over decking, underlayment, attic insulation and a ceiling sounds about the same as rain on any other roof.^[1] Open-framed barns and carports are the loud exception.

Reading the warranty

Long warranty numbers can mislead. McElroy advises reading past the headline years to the proration schedules, exclusions, transferability if you sell, and any maintenance requirements that keep the warranty valid.^[1] Expect two kinds: the manufacturer's paint and substrate warranties, and the installer's workmanship warranty. McElroy says workmanship warranties can run 5 to 10 years in some situations,^[4] while weathertightness warranties are very rare on residential projects.^[4] Get all of them in writing and keep them with the house records.

Hiring the right installer

Choose a contractor who does metal regularly, not as a sideline. McElroy suggests asking how many metal roofs they installed in the past year, which manufacturer supplies their panels, whether they have completed manufacturer installation training, and whether they can give local references with roofs at least five years old.^[1] Ask to drive past one of those older roofs.

Get two or three quotes for the same panel, gauge, substrate and paint, so the comparison is fair. The contract must include a listing of the specified materials and work,^[8] so make sure the panel brand, profile, coating and fastener type are written in. For prices, see what a metal roof costs in Virginia.

When to call a licensed pro

Choosing a metal roof starts with a roofer looking at your roof, deck and attic, and the installation is work only a licensed crew should do. In Virginia, roofing contracting is the licensed specialty for installing the materials that form a watertight, weather-resistant roof surface.^[6] Check any contractor's licence and class using DPOR's License Lookup or by calling (804) 367-8511,^[7] or follow how to check a contractor's licence.

If you are recovering an existing roof, read how a metal roof is installed over shingles; for upkeep, see whether a metal roof needs maintenance and how long a roof lasts in Virginia. Browse more exterior answers, or find metal roofing contractors and exterior contractors in Blacksburg, listed from Virginia's DPOR register.

When you are ready to compare, describe your metal roof project once and licensed local roofers send quotes or offer an estimate visit.