How much does it cost to install metal roofing?

There are many reasons that metal roofs are becoming more popular. One of the biggest draws is the fact that metal roofs require little maintenance. They can also be installed over existing roofs, can last for 40 to over 100 years, are very durable, are more energy efficient, will not be affected by termites, rot, or mildew, and are recyclable. For these reasons, metal roof installations are increasing by about 3% each year.

The price of a metal roof varies based on the type of metal used, the roof size, and the complexity of the roof design. On average, the cost of installing metal roofing ranges from $10,000 to $25,000 , with the average customer paying $18,000 for a 1,500 sq.ft. stainless steel roof installed.

Metal roof materials cost per square foot

There are many materials available for metal roofing. The materials also come in many different styles. You will find large sheets of metal roofing as well as metal roofing that is made to look like shingles. Different materials have different characteristics and different costs.

Roof styles

Metal roof shingles and shakes

In the past, the most common option was metal roof panels. Today, there are many choices that are made to mimic other roofing materials. You do not have to compromise the look of shingles, tile, or shakes anymore. There are also many colors and designs to choose from, such as rustic rusted metal, diamond patterns, and rib designs.

Metal sheets

Metal sheets are still a very popular choice. There are many materials to choose from and a variety of styles, designs, and colors.

• Standing seam roof: This roofing system uses high seams ³, which are raised above the roofing panels. The seams are usually the weakest point in a roof and raising them up helps better protect the roof. There are also fewer seams and the look is very smooth. Snap-loc panels are a popular choice for a standing seam roof. This panel roofing system uses a concealed clip system that allows for thermal movement. The panels can be purchased with Cool Roof-rated finishes and are also great at shedding water and draining effectively. A standing seam metal roof costs about $18,000 on average.

• Tuff-rib: This roofing system is one of the most affordable. It can be painted a variety of colors and was originally manufactured for agricultural buildings. It has many ‘ribs,’ which are great for drainage, and offers a traditional metal roof look. Expect to pay about $13,500 for a tuff-rib roof.

Fasteners

Each roofing system will require specific fasteners ⁴. Standing seam roofs use hidden fasteners, which makes them more weather-tight and require less maintenance. However, the cost for installation is higher and requires skilled craftsmen. Expect to pay around $18,000 for a standing seam roof. The other choice is using a roofing system that uses exposed fasteners. These systems require less labor and are cheaper and easier to install. Expect to pay between $7,500 and $15,000 for a roofing system that uses exposed fasteners. The type of fastener will ultimately depend on your chosen material.

Metal roof underlayment

The underlayment ⁵ is the material laid just underneath the metal roof. This layer is very important, as it is a secondary line of defense against weather, protects the roof decking during construction, and is usually required in order to adhere to a warranty. Each metal roofing system will have different requirements for the underlayment type and it is very important to reference the manufacturer’s instructions. It is important to not cut corners on the underlayment, as it has to last as long as the roof, and metal roofs last a very long time.

• Synthetic underlayment: Many homeowners now choose synthetic underlayments, as these are lighter than felt and can often offer better protection. Woven, polypropylene synthetic underlayment fabric is a popular choice. This material stays cooler than felt, is recyclable, and has a longer UV exposure window. The cost is approximately $86 for a 66-foot roll.
• Felt underlayment: Often known as “felt paper,” this has been the traditional material used for decades. The felt is saturated with asphalt to protect the roof deck. The cost is approximately $15 for a 72-foot roll.
• Self-adhering membrane underlayment: These membranes have been used for many years, particularly on roofs with a steep slope ⁶. They are particularly useful in cold climates, as they prevent water entry at the eaves ⁷ of the roof. These membranes keep water from collecting under the surface since they stick to the roof decking. The cost is approximately $85 for a 65-foot roll.

Breathable and non breathable membranes both prevent water from getting underneath and are resistant to rain and snow. However, a breathable membrane allows moisture to escape through it and out of the building. Non-breathable membranes are not air permeable. The installer will need to make a decision based on the recommendations of the roofing materials’ manufacturer , as well as taking into consideration the current roof ventilation.

Pros and cons of metal roofing

There are many things to consider when thinking about installing a metal roof. Each home and situation is different. Here is a look at some pros and cons of installing a metal roof.

Cost factors

• Roof size. Most prices are given per square foot. Therefore, the size of the roof will affect the final price. The larger the roof, the more expensive it will be.
• Architectural design of your roof. The more complicated your roof is, the more expensive it will be. Things like domes, angles, and skylights will add to the installation cost because it takes more time to work around and seal properly. Roofers will often charge an hourly rate between $45 and $75 per hour for working around these special features.
• Damage to the decking or old shingles. A metal roof can often be installed over an old roof if everything is in good shape and there is only one (in some cases two may be acceptable) layer of shingles ⁸. This is because the weight of the roof can get too heavy. If there is damage to the decking under the old roofing materials, this will need to be repaired before installing a new roof. The average cost to repair a 10’ by 10’ section of roof is $650.
• Need to remove the previous roof vs. install over old shingles. As mentioned above, it is easiest to take a look at the condition of the decking if the previous roofing materials are removed. This will ensure no surprises down the road. If everything looks great and there is only one layer of shingles, the new roof may be able to be installed over the old roof. The cost for removing old roofing usually cost around $1 per sq.ft. This will come out to about $1,500 for a 1500 sq.ft. roof.
• Quality of metal. There are many materials to choose from when considering a metal roof. These include metal tile, metal slate ⁹, tin, copper, aluminum, stainless steel, zinc, corrugated, galvalume, lead ¹⁰, and rusted metal. On the high end of the spectrum, a copper roof can cost as much as $20 per sq.ft. In the middle, you would find a material like stainless steel, which will be about $12 per sq.ft., installed. On the low end, galvanized steel ¹¹ or corrugated metal panels cost around $5 per sq.ft., installed.
• Installing over an existing roof. A metal roof can certainly be installed over an existing layer of asphalt ¹² shingles 7. In fact, leaving them there will not only save on labor costs for removal, but also give your home an extra layer of insulation. Some areas will even allow you to roof over two layers. Anything beyond that will normally need to be removed.
• Roof pitch. A roof that has a steep pitch ⁶ (angle) will cost more in labor. This is because of the additional cost of safety equipment and the fact that the job will be more difficult and take longer to complete. In many areas, a roof with a slope that is higher than 8/12 will be bid at a higher rate per sq.ft.

Labor costs to install metal roof

It is very beneficial to hire an experienced professional to install a metal roof, even if DIY metal roofing installation costs may be lower. Professionals have the training to install a new metal roof efficiently and correctly. Metal roofs are not cheap and it is best to have the job done right rather than have problems arise because of poor installation. An average metal roof can be installed in a few days by experienced professionals.

Expect to pay between $4 and $12 per sq.ft. for metal roof installation costs, though this price will vary across the country. This is partly reflective of unemployment insurance and worker’s compensation insurance, since these rates are higher in some areas than others. This cost is also dependent on the roof pitch, additional features on the roof such as chimneys and skylights that need to be worked around, and the difficulty of the installation process of the chosen roofing system.

Metal roof cleaning and maintenance

It is a good idea to inspect your roof at least two times every year, as well as after a major storm. Keep in mind, though, that your roof will need more attention the more extreme the weather is in your location.

Regular maintenance involves clearing off any debris, trimming back any low-hanging branches, and checking the state of the sealant (if it has been used) on your roof. If the sealant shows signs of breaking down, such as flaking, peeling, or discoloration, the roof may need to be re-sealed. The cost for cleaning off a roof and re-sealing it is about $1,000 for a 1,500 sq.ft. roof. That is about $250 for materials and $750 for labor.

If there is hail damage or other problems on the roof that need professional repairs, expect to pay between $45 to $75 per hour for labor. Choosing a good coating will help protect your new metal roof. There are many options so you should talk to your roofing professional about the best choice for your particular roof. One favorite is a self plasticizing acrylic that is epoxy ¹³ and rubber fortified.

Energy efficiency

Metal roofs are very energy efficient. Studies have shown that solar radiant heat is reflected by metal roofs. Expect to see a savings of up to 25% in your air conditioning bills. In hot climates, using a shiny coating can allow the roof to reflect even more sun and improve cooling costs even more. Metal roofs also provide excellent insulation in the winter.

Metal vs. asphalt vs. tile roof

There are pros and cons to all roofing types. When choosing between a metal roof and asphalt shingles, or a metal roof and a tile roof, you should compare them side-by-side to find the best fit for your home and situation.

Enhancement and improvement costs

Roof sealant

Some metal roofs require a sealant and, even if they do not, sealants can help to protect a roof and make sure it lasts longer. Sealing a roof will add about $1,000 to the cost of roof installation.

Venting

The underside of a metal roof can get very hot, since hot air rises, and therefore needs good ventilation to allow the hot air to escape. Intake vents are installed in the soffit ¹⁴. Gable venting can be used, especially if the attic is unfinished, and ridge venting ¹⁵ is necessary in finished attics. If ventilation needs to be added during the roofing job, expect to pay $300-$500 for a new gable or ridge vent.

Special finishes

Many of the metal roof options can come with special finishes. Some finishes may protect the metal, some might do a better job of reflecting the sun and keeping cooling costs down, and others allow the roofing material to look like other materials such as wood shakes or tile shingles. Special colors and patterns can also be applied during or after installation. The cost to paint or apply a special finish to a metal roof averages between $1.50 and $2.50 per sq.ft.

Additional considerations and costs

• Permits and licenses. A roofing permit is required to install a new metal roof. In most states, either the owner or the contractor can apply for a roofing permit. Be sure to check the requirements in your state. Oftentimes, an inspector will need to come out and look at the work when it is finished. The cost for a permit is around $150 for a residential roof up to 2,000 sq.ft. Also make sure that the roofing company you choose is licensed and insured.
• DIY. It is possible to tackle a metal roofing project on your own, but it is not advised. Professionals have the experience to install a metal roof efficiently and correctly so as to not have leaks or problems down the road.
• Warranty. Most metal roofing materials come with a 20-year warranty. Most roofing companies also offer a 20-year watertight warranty. If a company is not willing to do this, it might be a good idea to look at other companies before making a decision. The warranties should be transferable if you sell the house, but be sure to ask about terms before hiring someone or choosing a material.
• Insurance savings. It should be cheaper to insure a home with a metal roof. Just keep in mind that the roof is not the only thing that affects the cost of homeowners insurance. Other things like multi-policy discounts and a professionally installed security system can also reduce rates.
• Do metal roofs attract lightning? No, a metal roof will not attract lightning. In fact, if lightning does strike your home, the metal roof will diffuse the electricity away and make your home less likely to catch fire.
• Metal barn or shed roofs. Choosing a metal roof for a barn or shed is a great choice because they are easy to install, protect the building from the elements, and require minimal maintenance.
• Additional roofing materials. Keep in mind that roofing projects need to budget for extra materials because of waste and overage. Expect to budget in an extra 5-7% of your roof’s size.

Remodeling Terms Cheat Sheet

¹ Shake: A rugged flat piece of wooden construction material with at least one grain-split face, generally made of either redwood or cedar, laid in a series of overlapping rows and used to cover the outside of roofs and walls to protect against weather damage and leaks

² Patina: A thin film, usually green or blue in color, that forms over time on certain metals (such as copper, brass, bronze, and aluminum) or wood and stone surfaces due to natural oxidation

⁸ Shingles: A smooth, uniform, flat piece of construction material, available in a wide variety of materials and laid in a series of overlapping rows, used to cover the outside of roofs or walls to protect against weather damage and leaks.

⁹ Slate: A fine-grained rock, typically bluish-gray in color, that can easily be split into thin layers and is commonly used as a roofing material

¹⁰ Lead: A naturally occurring heavy metal that is highly toxic to humans, and has been used in paint, gasoline, piping, and other applications

¹¹ Galvanized steel: Steel that has had a protective zinc coating applied to it to make it resistant to rusting

¹² Asphalt: A viscous, black mixture of hydrocarbons often used for roofing and waterproofing. It is also used in asphalt for paving roads

¹³ Epoxy: An adhesive, plastic, paint, or other material made from polymers containing epoxide groups. Epoxy is best used for bonding or for creating a protective coating

¹⁴ Soffit: Construction material, typically composed of vinyl or aluminum, used to enclose the underside of eaves and ceilings

¹⁵ Ridge venting: Ventilation opening in a sloped roof, installed at its pinnacle to remove moisture and warm air from the attic area

¹⁶ Plywood: An engineered construction material manufactured from thin slices of wood glued together in alternating grain patterns for strength