How Much Does a Metal Roof Replacement Cost?

With the rise of metal roofing’s popularity, homeowners are starting to consider it for their residential roof replacement. Which isn’t the worst idea because metal is a great roofing material. 

But the truth is, a lot of people won’t be able to afford a new metal roof. That’s why it’s important to know how much a metal roof replacement costs before making a final decision. 

Unfortunately, the roofing industry likes to keep cost numbers pretty close to the vest. We don’t agree with that. 

For over 30 years, the team at Bill Ragan Roofing has helped homeowners find the perfect roofing material for their roof replacement. Because of this, we’ll help you determine if a metal roof replacement fits your budget. 

To start this article, we’ll do a quick overview of the two types of metal roof systems. After that, we’ll dive right into how much a metal roof replacement costs (plus the lifespans and material warranties).

To finish this article, I give you my recommendation on the type of metal roof you should use for a residential roof replacement. 

The two types of metal roof systems

There are 2 types of metal roof systems: a screw down panel metal roof system and a standing seam metal roof system. 

A screw down panel (also called exposed fastener) roof is exactly what it sounds like; screws fasten the panels down through the face of the metal. Because it’s installed by screwing through the panel, there’s no room for expansion and contraction when the metal goes through thermal expansion.

A standing seam metal roof system is a series of panels locked together at the seams or seamed mechanically. Unlike a screw down metal roof, the fasteners under the ribs allow the metal to expand and contract freely when the panels go through thermal expansion. 

Both metal roof systems have their place in the roofing industry. While you can choose either type for your roof replacement, I recommend each one for different situations (more on that later). 

How much does a metal roof replacement cost?

Now that you know what both types of metal roof systems are, you’re ready to learn how much each one costs. Keep in mind that every roof is different, and a lot of factors go into the cost of a metal roof replacement.

Because of this, it’s impossible to give an exact price for a metal roof replacement without an inspection. But the numbers below give you a good idea of the budget you’ll need for a metal roof. 

I also include the material warranty and lifespan information of each to help you understand the return on investment after your replacement. 

How much does a screw down metal roof replacement cost?

A screw down (or exposed fastener) panel metal roof replacement starts around $4.50 per square foot. After your replacement, you should get around 20 years out of your screw down panel roof as long as it’s properly installed. 

With a maintenance program, you could possibly stretch it to 30 years. If you think you can get by without maintenance, just know you’ll have to pay someone to change out the screws every 5 or so years to avoid leaks. 

Unfortunately, I can’t specify the type of material warranty you’ll get on a screw down metal roof system. The warranty ultimately depends on the kind of painted finish the manufacturer used on the steel or aluminum panels.

How much does a standing seam metal roof replacement cost?

A 24 gauge steel standing seam metal roof replacement costs around $12.00 to $15.00 per square foot. Where you fall in that price range depends on how complex your roof is, including the size, the number of valleys, penetrations, facets, your roof’s pitch, and more. 

After your replacement, there’s no reason you shouldn’t get at least 30 years out of your new standing seam metal roof as long as it’s installed properly and your attic is adequately ventilated. Under the ideal conditions, it could even last up to 50 years.

Unlike a screw down metal roof, a standing seam roof comes with a 30-year paint (Kynar 500) warranty on the metal panels. This painted finish protects your metal panels from the elements and keeps the color from fading.

Just know the paint isn’t just going to disappear after 30 years. However, scratching or damaging the finish exposes the fresh steel to dew or moisture in the air, causing them to rust and shorten the lifespan. 

Which metal roof system is right for your roof replacement?

Now you know how much both types of metal roof replacements cost. Obviously, there’s a big price difference, so it can be tempting to lean towards a screw down metal roof replacement immediately.

But like I said earlier, the one I recommend depends on the structure you’re planning on replacing the metal roof over. This all goes back to the expansion capabilities of the two types of metal roof systems. 

Remember, a standing seam metal roof’s panels are locked together at the seams (ribs) or seamed mechanically. Under each rib is a clip that fastens the panels together that allows them to glide back and forth freely as the metal goes through thermal expansion.

That’s why I recommend a standing seam metal roof for any replacement that’s over a heated space, such as your residential home. But even though a standing seam metal roof can be installed as your entire roof system, it’s also popularly used for accent purposes over front porches, side porches, back porches, bay windows, and more.

(Standing seam metal roof over arch)

On the other hand, a screw down metal roof has no room for expansion and contraction. Because it can’t expand and contract freely, the screws wallow out the holes in the metal panels over time. 

(Screws that need to be replaced on screw down metal roof)

This is where the maintenance comes into play, and you’ll pay to replace the screws with the next size up. That’s why I recommend a screw down metal roof for a carport, garage, back screened-in porch, barn, anywhere that’s not a heated living or workspace. 

At the end of the day, these are just my recommendations. Just know if you decide to go with a screw down metal roof over your home, it’ll be more expensive to maintain and more prone to leaks. 

Are you sure a metal roof replacement is right for you?

Now you know how much a metal roof replacement costs, how long it’ll last, and the material warranty for both types of metal roof systems. I also gave you the type of metal roof I recommend for a replacement. 

After reading this article, you should have a good idea if metal is the right type of roofing material for your upcoming replacement. If it is, you’re ready to reach out to a roofing contractor to start the roof replacement process. 

But what if a metal roof isn’t the right fit, you’re still on the fence, or you just want to know more about the other options available? If you fall under any of the above, we have just the guide you need to make all your decisions. 

The Complete Guide to Purchasing a Roof includes the cost, lifespan, warranties, and the advantages and disadvantages of the most popular types of roofing materials to ensure you find the one that fits your budget and situation. It also helps you find a great roofing contractor, how to pay for a roof replacement, and so much more. 

With this buyer’s guide, you can be confident in your choices, making you one of the most informed homeowners in the roofing industry. Keep going to get The Complete Guide to Purchase a Roof now. 

Since 1990, the team at Bill Ragan Roofing has provided high-quality roof replacements to thousands of homeowners in Nashville and surrounding Middle Tennessee areas. We take pride in our work and offer a lifetime warranty to back it up. 

If you’re local to Nashville, don’t hesitate to contact us for any of your roof replacement needs.  

Here’s The Complete Guide to Purchasing a Roof to help you make all the right buying decisions for your upcoming roof replacement.