Metal roofing has become increasingly popular throughout Mid-Michigan. We regularly talk to homeowners who are interested in switching from asphalt shingles to metal, usually because they’ve heard a metal roof can last significantly longer.
And that’s true, depending on the system.
But there’s something a lot of homeowners don’t realize when they start shopping for a metal roof.
Not all metal roofing systems are the same.
There’s a significant difference between the classic-rib steel you commonly see on pole barns and a standing seam metal roof. Both are made of metal, but they’re installed differently, they require different maintenance, and they don’t provide the same level of long-term protection.
At Midland Roofers, we have some pretty strong opinions about which type belongs on a house.
What Is Exposed-Fastener Metal Roofing?
Exposed-fastener metal roofing is commonly referred to as classic-rib steel or pole-barn steel.
It’s made up of metal panels, typically about three feet wide, that overlap one another. Screws are driven directly through the panels to fasten them to the roof.
Each screw has a rubber sealing washer underneath the head. That washer is what helps prevent water from entering through the screw hole.
It’s a relatively inexpensive system, and it’s popular on agricultural buildings, pole barns, sheds, and garages.
The problem comes when homeowners assume it’s equivalent to a standing seam roof. It isn’t.
The Problem With Thousands of Exposed Screws
Here’s how I explain exposed-fastener roofing to homeowners.
Every screw that goes through the metal panel creates a potential entry point for water. The rubber washer underneath that screw is responsible for keeping that penetration sealed.
Over time, those washers can deteriorate.
Michigan weather doesn’t make things any easier. Between hot summers, freezing winters, and constant expansion and contraction of the metal, those fasteners experience a lot of movement.
That’s why exposed-fastener roofing requires periodic inspections and maintenance. Depending on the condition of the fasteners, some may eventually need to be replaced.
One of my biggest frustrations is seeing these systems installed on houses without homeowners understanding that maintenance requirement.
A metal roof might have a long paint-finish warranty, but that doesn’t mean the screws and rubber washers are guaranteed to remain watertight for the same period.
A paint warranty is not a leak warranty.
Installation Makes a Huge Difference
We’ve seen contractors install classic-rib steel directly over existing shingles without removing the old roofing material.
That approach can save a considerable amount of labor. But it also means they may never inspect the decking underneath.
If there’s deteriorated plywood, rotten wood, or other existing problems, those issues can remain hidden beneath the new metal.
Another problem we see is improper fastening.
If an installer over tightens a screw, the rubber washer can get compressed too far. We call that pancaking the washer.
Not only can that damage the washer, but overtightening can also deform the metal panel.
If the screw isn’t tightened enough, it may not seal correctly either. The installer has to get it right.
We also see contractors skip important trim and flashing details around roof edges, transitions, and penetrations. Those details matter just as much as the panels themselves.
How Is Standing Seam Different?
Standing seam is a concealed-fastener metal roofing system.
Instead of driving screws through the exposed face of the panels, the fasteners are concealed beneath the panel seams.
That means the main surface of the roof doesn’t have thousands of exposed screw penetrations relying on rubber washers.
It’s a more involved installation, but that’s a major reason we prefer standing seam for residential applications.
A properly designed and installed standing seam system can provide decades of service with fewer fastener-related maintenance concerns.
That doesn’t mean standing seam roofs are impossible to leak. Flashing, roof penetrations, valleys, transitions, and installation quality still matter.
But when we’re installing a metal roof on somebody’s house, we’d much rather use a system that doesn’t depend on exposed rubber washers across the entire roof.
Why Does Standing Seam Cost So Much More?
This is probably the biggest objection we hear.
Someone gets an estimate for standing seam and then finds another contractor willing to install classic-rib steel for significantly less money.
The first thing to understand is that the material costs are different. Standing seam panels and their associated components generally cost more.
But the bigger difference is often labor.
Here’s an example from our own projects.
A fairly straightforward 25-square asphalt shingle roof might take our crew one day to complete.
That same size roof in standing seam metal could take approximately three days.
That’s three times as much installation time.
And that’s before accounting for the additional skill and attention to detail involved in properly installing a concealed-fastener system.
When someone gives you a much cheaper metal roofing estimate, it’s worth asking exactly what type of metal system they’re proposing. You might not be comparing the same product at all.
Is Exposed-Fastener Metal Ever a Good Option?
Absolutely. It has applications where it makes sense.
Pole barns, agricultural buildings, equipment storage buildings, and certain other structures can be reasonable candidates for exposed-fastener panels.
The important thing is understanding what you’re purchasing and the maintenance that comes with it.
For residential homes, however, our recommendation is standing seam.
We don’t want to install a roofing system on someone’s house that we’re not comfortable standing behind for the long term.
What About Installing Metal Over Existing Shingles?
This is another area where we differ from some contractors.
One reason an exposed-fastener metal quote can be so inexpensive is that the contractor may plan to install the panels over the existing roof.
We prefer to remove the existing roofing material so we can evaluate the decking and address any problems before installing the new system.
We’ve found deteriorated plywood on roofs that looked reasonably normal from the outside.
If you cover everything up without inspecting it, you may be leaving a problem underneath an expensive new roof.
The condition of the decking, the appropriate underlayment, flashing details, and ventilation all need to be considered.
A roof is more than the material you see from the driveway.
Which Metal Roof Would We Put on Our Own House?
Standing seam.
It’s not even a difficult decision for us.
Yes, it costs more upfront.
But if you’re choosing metal because you want a long-lasting roof and don’t want to worry about exposed fasteners, standing seam makes considerably more sense.
We also offer a lifetime workmanship warranty for qualifying standing seam installations while the original homeowner owns the property, subject to our warranty terms.
We don’t offer that same warranty on classic-rib roofing systems.
That distinction tells you quite a bit about our confidence in the two systems.
Looking for a Metal Roofing Contractor in Mid-Michigan?
Midland Roofers is the exterior division of Chad Moody Building & Remodeling. We install residential and commercial roofing systems throughout Midland, Bay City, Saginaw, and surrounding Mid-Michigan communities.
When we provide a metal roofing estimate, we’ll explain the system we’re recommending, what’s included in the installation, and why we believe it’s the right option for your building.
We’re not going to pressure you into signing while we’re at your house. We want you to understand the differences and make an informed decision.
If you’re considering a standing seam metal roof, contact Midland Roofers to schedule an estimate.