When and How to Repair, Restore, or Replace Your Metal Roof?

When planning for roof materials, many homeowners opt for metal roofs due to their durability and low-maintenance features. However, the fact is no matter how sturdy the material is, it can't last forever. The prolonged exposure of metal roofs to external elements like rain, snow, extreme heat, and cold weather conditions tends to deteriorate them over the years. There are other unpredictable reasons too that cause damage to the roof like heavy items accidentally falling on the roof. Any leak or damage to the metal roof requires repair before minor repairs turn into major repair work. As a homeowner, it's important to understand the process of repair, the cost involved, and other details related to the repair before initiating the work. In this article, we discuss different aspects of metal roof repair in detail.

The Possible Reasons for Metal Roof Damage That Raise the Need for Repair

There are several reasons for metal roof damage, which we discuss below. Understanding the reason can help you keep a check on the cause during installation.

Open Horizontal Seam

During installation, the project designer limits the length of the panels depending on the expansion and contraction due to restrictions on the panel length. Installers install horizontal seams on the roof system, which, over the years, separate, allowing water to penetrate into the building.

Open Penetration Flashings

Metal panels installed on the roof slightly move due to temperature changes, which creates stress at the penetrations through the roof system, resulting in the breakdown of the flashings at the penetrations. This causes roof leaks.

Oxidation of the Metal Roof

Oxidation is a common cause in metal roofs, but it depends on the material of the metal. Most of the metal roof panels are made of sheet metal coated with a protective surface, which can wear away, leading to oxidation on the panels and structural damage.

Backing Out of the Fastener

Metal roofs have concealed and exposed fasteners such as screws and nails. Exposed fasteners have neoprene washers that seal the surface of the metal roof panel to the fastener head, which shifts from its original position, resulting in water leaks from the gap created by shifting.

Other Reasons for Metal Roof Damage

The other reasons for roof damage are open ridge, loose counterflashing, flaws in installation methods, missing panels, rust, and panel damage.

Different Ways to Address Metal Roofing Damage

Metal roofing damage can be addressed either by roof repair, roof restoration, or roof replacement, depending on the extent of damage.

Roof Repair

Metal roofs last for many years before they need to be roofs replaced. There are exceptions when roofs get severely damaged due to accidents or natural disasters when it has to be replaced immediately. In the usual course, metal roofs encounter problems such as oxidation, loosening of fasteners, holes in the roof, or any other minor issues that can be repaired. It's advisable to get the roof checked every two years to identify small leaks or structural issues, which may turn into a bigger problem if not addressed at the right time.

Roof Restoration/Roof Replacement

Despite the flawless installation of the roof by professionals, roofs will undergo wear and tear over the period.  However, if you inspect the roof regularly for minor leaks or other problems, the problem can be resolved with restoration and repair rather than opting for replacement. Restoration is the process of repairing a particular area and bringing it back to its original condition.

If your roofs are old, the chances of leakage and damage are higher and beyond repair and restoration. Then it's recommended to replace the roof rather than repair it time and again. Replacement depends on the type of roofing material, design, and the slope of the roof.

Things to Consider Before Beginning the Metal Roof Repair?

Start the process by making an assessment of the damage by visual inspection to identify the early signs of damage, such as missing panels, rust spots, and areas with peeled paint. Also, check the attic area for water leaks, moisture, or dampness. Hiring a professional for inspection is recommended because they have the desired tools and experience to identify the hidden problems that you may skip.

How to Repair the Metal Roof for Minor Issues on Your Own?

All the problems of the metal roofs are fixed in a different way which we discuss below:

DIY Patching and Sealing

Materials Required:

• A patch of metal matching with the existing metal

• Metal cutter

• Wire brush

• Metal roof sealant (waterproof)

• Safety gears

• Drill

Step 1: Clean the damaged area to remove the debris and dust from the roof's surface using a wire brush. Patch sticks properly on the cleaner surface.

Step 2: Grab a metal cutter and cut a patch of matching metal of size slightly bigger than the damaged area.

Step 3: Drill holes around the damaged area and on the patch for better adherence.

Step 4: Take a good amount of metal roof sealant, apply it on the damaged area and on the back of the metal patch, and press the patch firmly on the damaged area.

Step 5: Use screws through the drilled holes and tighten them to hold the patch in place.

Step 6: Take sealant and seal the edges of the patch to ensure no moisture enters the repaired area.

Adding a Fresh Coat of Paint

Materials Required:

• Primer

• Paint meant for metal roofs

• Paint sprayer or paint brush

• Traps or drop cloth to cover the surrounding area

• Safety gears

• Wire brush

Step 1: Clean the roof's surface using a wire brush to remove dust and debris to ensure the paint sticks to the surface properly.

Step 2: Take the paint sprayer or paintbrush and start painting the roof, including the seams and joints. Let the paint dry as per the manufacturer's instructions. Though tool selection is your prerogative, the sprayer gives a more even finish on the surface. Do check the manufacturer's instructions for the paint application.

Step 3: Apply another coat of paint and allow it to dry. Then, see if a further coat of paint is required. Usually, two coats are sufficient, but depending on the paint and the metal, you may have to apply a third coat.

Step 4: Now, inspect the roof to see if any spot is left. Touch up the leftover area, if any.

Seam and Joint Repair

Materials Required:

• Metal roof sealant compatible with the roof material

• Caulk gun

• Sandpaper or wire brush

• Safety gears

• Putty knife

Step 1: Clean the surface properly using the wire brush to remove dust and debris accumulated on the roof surface.

Step 2: Add sealant to the caulk gun and apply a sufficient amount of sealant along the seam. Make sure the sealant covers the entire area that needs repair.

Step 3: Once you apply sealant, smoothen the sealant to ensure a watertight seal.

Step 4: Leave the sealant to dry for 24 hours, but check the manufacturer's instructions for the drying time. Also, make sure no rainwater or moisture is in the repaired area.

Step 5: The final step is to inspect the repaired area for any touch-up or second application.

When to Seek Professional Help?

The right time to seek professional help is when you are scared of climbing ladders, or there are larger cracks or wrinkles that can be repaired by the experts for safe and better work. The experts don't merely work on the damaged area but also help you locate the problems. Metal roofs are prone to rust due to exposure to rainwater over the years, which a professional can assess as to how long the roof can last or if it requires immediate replacement or restoration. As they possess experience, they can do the work more efficiently and in less time.

The Average Cost to Hire a Professional

The cost to hire a roofing expert varies depending on the extent of damage and the material used. Some basic repair work, like fixing fasteners, adding new panels, or fixing leaks, costs between $1- $5 per square foot; however, other repair costs done by the experts cost a little more, which is given below:

Conclusion

By now, you must have an idea of whether to repair, restore, or replace your metal roof. It's always advisable to seek help from professionals as they bring in years of experience which help identify the problem and fix it flawlessly. You will have to bear the brunt of their expenses, but the longevity of the roof will offset the price in the years to come.