Exposed fastener
$12k–$22k
- 29 or 26 gauge ribbed panels
- Painted Galvalume steel
- Screws with rubber washers
- Synthetic underlayment
- Ridge and eave trim
- Best for simple roof shapes
Metal roofing · Standing seam · Licensed & insured
Metal roofing that outlasts the mortgage, priced before you commit.
A standing seam steel roof lasts 40 to 70 years and costs two to three times a shingle roof. A roofing supervisor shows you both metal systems on your house, explains noise, snow and resale honestly, and sends a written estimate for each within 24 hours.
Text a photo of your roof and ask if it suits metal. A licensed roofer answers within 5 minutes during business hours, including when the answer is no.
- 40–70 yrsStanding seam life
- $24k–$45kTypical standing seam
- 4.9410 reviews
- 24hWritten estimate
What happens after you text us
Ask the metal roof questions. A roofer answers them straight.
A typical first exchange about metal. You ask about noise or price, we ask what is on the roof today and how the snow behaves, and you finish with a visit booked and a sample panel on its way.
- Straight answers on noise, dents and lightning
- A real panel and color chips brought to your house
- Standing seam and exposed fastener priced together
We are thinking about a metal roof when our shingles go. My husband worries it will be loud in the rain. Is that true?
Hi Laura, Brian here with ProBuild Remodeling. Over a solid wood deck with underlayment and an insulated attic, most people hear about what they hear with shingles. The loud ones are panels on open barn framing. What is on your roof now?
Shingles, one layer I think. Two-story house, and snow slides onto the porch roof in winter already.
Good to know, with metal we would add snow guards above the porch so it sheds in small amounts. I can bring a standing seam panel and color chips Saturday at 11 and price both metal systems. Does that work?
Saturday at 11 is perfect. He will want to tap on the panel.
He can tap all he likes. See you both Saturday.
What a metal roof costs
A metal roof costs $12,000 to $75,000. Standing seam steel is where most homeowners land.
Prices cover about 25 squares of roof, the size of a 2,000 square foot two-story house, with tear-off, underlayment and trim. Metal costs more up front and less per year, because it can outlast two or three shingle roofs.
Standing seam steel
$24k–$45k
- 24 gauge standing seam panels
- Kynar 500 paint finish
- Hidden clips that allow movement
- High-temperature underlayment
- Snow guards where needed
- Custom-bent flashing and trim
Premium metal
$42k–$75k
- Everything in Standing seam
- Aluminum or double-lock seams
- Panels rolled on site to length
- Dormers and valleys hand-flashed
- Clamp-on snow guard rails
- Solar-ready seam clamps
Price a metal roof in ten seconds
Choose the metal system, the size of the house and what the house is like. The range updates on each tap, drawn from installed metal prices per square.
A range, not a quote. Your written estimate comes after the visit and does not change once you approve it.
Typical range for your answers
Turn this range into a written metal roof priceWhere the money goes
On a metal roof, the panels and the skilled labor are the bill. Trim is where quotes differ.
Averages from our recent standing seam roofs. Flashing, ridge and eave trim are bent to fit your roof, and a low quote often uses less of it or stock pieces that leave gaps. Ask how the trim is priced.
Get my itemized metal roof price
Standing seam or exposed fastener
Standing seam for a house you will keep. Exposed fastener for simple roofs and tight budgets.
Exposed fastener panels cost about half as much but have thousands of screws through the roof that need checking every 10 to 15 years. Standing seam hides its clips. These six facts decide which one we write down for you.
| If this is true | We recommend |
|---|---|
| You plan to stay in the house for 20 years or more | Standing seam |
| The roof is a simple gable with no dormers | Exposed fastener |
| The house has a low pitch under 3/12 | Standing seam |
| It is a garage, barn or workshop roof | Exposed fastener |
| You plan to add solar panels later | Standing seam |
| The budget is close to a shingle roof | Exposed fastener |
How long it takes
A metal roof takes three to eight days on site, plus two to four weeks for the panels.
Panels are made to the length of your roof after we measure it, so ordering takes longer than shingles. The house stays dry through every night of the install because we only open what we can cover that day.
Visit day
Measure and choose
We measure every slope, hold sample panels to the house and price both metal systems in writing.
Weeks one to four
Panels made to size
Color and gauge confirmed, panels roll-formed to each slope's length, trim bent, permit approved.
Install days
Deck, underlayment, panels
Old roof off, deck repaired, high-temperature underlayment, then panels clipped seam by seam.
Final day
Trim and snow guards
Ridge cap, flashing and snow guards finished, metal scraps collected, final inspection and photos.
Before and after
Three houses that switched to metal, and how different they look.
What your metal roof is made of
Gauge, paint and panel are written in the estimate, because they decide the life of the roof.
Two metal roofs can look alike from the street and last very different amounts of time. The steel thickness, the coating under the paint and the paint system make that difference.
24 gauge standing seam
Thicker steel than the 26 or 29 gauge used on barns, so panels stay flat and resist dents. Made by Englert, Drexel and McElroy.
Galvalume steel
Steel coated with an aluminum and zinc alloy that resists rust far longer than plain galvanized steel, even at cut edges.
Kynar 500 paint
A PVDF paint system that holds its color for decades. Makers back it with fade and chalk warranties of 30 to 40 years.
Aluminum panels
Chosen within a few miles of salt water because aluminum does not rust. Softer than steel, so it is used at a heavier thickness.
High-temp underlayment
A peel-and-stick membrane rated for the heat that builds under metal, such as Grace Ultra, so it does not soften or slide.
Clamp-on snow guards
Rails and brackets like S-5 clamp to the seams without drilling through the panel, holding snow on the roof until it melts.
Written into every contract
Six promises you can hold us to.
The approved price is the final price. Change orders only with your written approval.
A credit for every working day of delay we cause. Weather and inspections excepted, in writing.
Dust barriers, floor protection and a clean-up before we leave. Your home stays livable.
A text or email every working day with photos and tomorrow's plan, or the day is free.
Workmanship warranty in writing, transferable to the next owner, backed by a fixed address.
A small deposit, then you pay only for work that is already completed, inspected and photographed.
Who installs your metal roof
A dedicated metal crew, not shingle roofers trying something new.
Metal is a different trade from shingles: panels expand, trim is bent by hand and seams must lock straight. Your roof is installed by crew members who work on metal every week, introduced by name at the visit.
Metal roofing supervisor
Measures the roof, orders the panels and texts you daily.
Panel crew lead
Keeps every seam straight and every clip at the right spacing.
Trim and flashing tech
Bends ridge, valley and chimney trim to fit your roof exactly.
Recent metal roofs, with the real numbers
Three metal roofs, with the final price and days on site.
Farmhouse, standing seam
- Final price
- $34,700
- Duration
- 5 days
- Location
- City, ST
Cabin, exposed fastener
- Final price
- $14,200
- Duration
- 3 days
- Location
- City, ST
Coastal cottage, aluminum
- Final price
- $48,900
- Duration
- 7 days
- Location
- City, ST
Your house is not average
Metal is right for some houses. Here is what it means for yours.
Metal suits many roofs and is the wrong call on a few. These are the situations that change the panel we choose, the price or our advice to stay with shingles.
Heavy snow every winter
Metal sheds snow well, which is good for the roof and risky for whatever is below. We place snow guards over doors, decks and lower roofs, and use a vented assembly so ice does not form under the panels at the eaves.
Price my snow-country metal roofWildfire or high wind area
Metal over a proper underlayment carries a Class A fire rating, and standing seam clipped at close spacing holds high wind. We follow your county's wind and fire rules and include the ratings in the estimate.
Price my fire and wind rated roofSolar panels planned
Standing seam lets solar racking clamp onto the seams with no holes through the roof, and the metal outlasts the panels. We coordinate seam spacing with your solar installer so the racking rails line up cleanly.
Price my solar-ready metal roofClose to salt water
Salt spray rusts steel at cut edges and fasteners. Within a mile or two of the coast we quote aluminum panels, stainless fasteners and a paint system rated for salt, so the warranty is not void from day one.
Price my coastal metal roofWorried about rain noise
Metal over solid sheathing, underlayment and an insulated attic is about as quiet as shingles. It is loud only on open framing. If your house has a vaulted ceiling with no attic, we add sound-deadening underlayment.
Price my quiet metal roofAn old farmhouse look
Many older farmhouses had metal roofs to begin with. We match the original seam spacing and use colors like galvanized gray or barn red, and prepare the product data for a historic board if one applies.
Price my farmhouse metal roofSelling within five years
Metal adds some resale appeal but rarely returns its full extra cost in a short time. If you are selling soon, we tell you so in writing and price an architectural shingle roof next to it for comparison.
Compare metal and shingles for resaleA porch, shed or garage
Small roofs and outbuildings are where exposed fastener panels make the most sense. We can also add a matching metal porch roof to a shingle house, a popular accent, priced as its own small job with its own date.
Price my metal porch or garage roofWhat this service is
Metal roofing, defined without the sales talk.
Metal roofing is a roof covering made of steel or aluminum panels, installed either as standing seam with hidden clips and raised interlocking seams or as exposed fastener panels screwed through the face. ProBuild Remodeling installs both on homes as a licensed contractor, with panels made to length for each roof and trim bent to fit.
The service covers tear-off of the old roof, deck repair or new sheathing over planks, high-temperature underlayment, metal panels, ridge, eave, valley and chimney trim, snow guards, and the permit. It does not include gutters, solar racking or skylight replacement unless listed, and we do not install metal over two layers of old shingles.
It is for homeowners who plan to stay for decades, live with heavy snow, high wind or wildfire risk, or plan to add solar panels. It is not the best value for owners selling within a few years, for very complex roofs on a tight budget, or where an HOA does not allow it; we say that plainly and price shingles instead.
The words you will see on your metal roof estimate
- Standing seam
- Metal panels joined by raised vertical seams, held down by hidden clips so no fastener passes through the weather surface.
- Exposed fastener
- Ribbed metal panels screwed straight through the face into the deck. Cheaper and faster, with screws that need checking.
- Gauge
- The thickness of the steel. A lower number is thicker: 24 gauge is heavier and more dent-resistant than 26 or 29 gauge.
- Galvalume
- Steel coated with an aluminum and zinc alloy for rust resistance, the standard base under most painted metal roofs.
- Kynar 500
- A PVDF paint finish that resists fading and chalking for decades. The most common premium coating on metal roofs.
- Snap-lock panel
- A standing seam panel whose seams click together by hand. Suited to pitches of 3/12 and up. Mechanically seamed panels go flatter.
- Snow guard
- A bracket or rail on the roof that holds snow in place so it melts off gradually instead of sliding off in one sheet.
- Oil canning
- Visible waviness in the flat part of a metal panel. It is cosmetic; thicker gauge and striated panels reduce it.
Questions we hear about metal roofs
Eight questions people ask before choosing metal.
How much does a metal roof cost compared with shingles?
On a typical 2,000 square foot two-story house, standing seam steel costs $24,000 to $45,000 and exposed fastener $12,000 to $22,000, against $16,000 to $28,000 for a good architectural shingle roof. Metal usually costs two to three times shingles up front.
Is a metal roof loud when it rains?
Not when it is installed over a solid wood deck with underlayment and an insulated attic, which is how we install it on homes. The drumming sound people remember comes from metal fixed to open framing on barns and sheds.
How long does a metal roof last?
Standing seam steel with a Kynar finish lasts 40 to 70 years. Exposed fastener panels can last 30 to 50, but their rubber screw washers wear out and need checking or replacing every 10 to 15 years.
Does a metal roof attract lightning?
No. Metal does not make a strike more likely, and if lightning does hit, a metal roof is not combustible and spreads the charge. Lightning risk depends on height and surroundings, not on the roofing material.
Can a metal roof go over my existing shingles?
Some codes allow it over one layer, with spacers or a new underlayment. We prefer a tear-off so we can inspect and repair the deck, avoid trapping moisture and keep the panel warranty intact. Over two layers, a tear-off is required.
Will hail dent a metal roof?
Large hail can dent thinner panels, which is cosmetic and rarely causes a leak. Thicker 24 gauge steel and textured panels hide dents better, and some panels carry a Class 4 impact rating that insurers recognize.
Does a metal roof save energy?
Light and reflective metal colors bounce back much of the sun's heat, which lowers attic temperature in hot climates. Many Kynar colors are listed with the Cool Roof Rating Council. The savings are smaller in cold, cloudy climates.
What is the difference between standing seam and exposed fastener?
Standing seam panels lock together at raised seams and are held by hidden clips, so no screw pierces the roof. Exposed fastener panels are screwed through the face, cost about half as much and need screw maintenance over the years.
Metal roofing near you
Your remodeling address, within our service area.
Metal roofs are installed by local metal crews working under each state's license and your county's snow, wind and fire rules. License numbers are listed state by state.
- Maine
- New Hampshire
- Massachusetts
- Rhode Island
- Connecticut
- New York
- New Jersey
- Pennsylvania
- Delaware
- Maryland
- Virginia
- North Carolina
- South Carolina
- Georgia
- Florida
- Check your remodeling address
Free metal roof estimate
Send your answers now. Get both metal systems priced in writing.
A metal roofing supervisor reads your answers, texts you back within 5 minutes during business hours and brings a sample panel to the visit.