When should a metal roof be replaced?
Short answer. A metal roof should be replaced when the metal itself is failing, not just the paint or the screws: rust that has eaten through panels, panels or seams that can no longer be secured, or widespread leaks that continue after repairs. Standing seam roofs commonly last 40 to 70 years and exposed-fastener roofs 25 to 40, so many metal roofs need maintenance long before replacement.
Lifespan by type
- Standing seam steel with a quality finish: about 40 to 70 years.
- Exposed-fastener panels: about 25 to 40 years, depending on screw maintenance and coating.
- Aluminum, copper and zinc: resist corrosion and can last longer, at a higher price.
- Old galvanized barn tin: often rusted through after a few decades without repainting.
Signs it is time to replace
- Rust that has perforated panels, especially at laps, eaves and around fasteners.
- Panels that are loose, buckled or torn and cannot be re-secured.
- Leaks in many places after screws and flashing have been addressed.
- Severe hail damage that has cracked coatings, split seams or loosened fasteners across the roof.
Signs it needs maintenance instead
- Chalky or faded paint, where a coating or repaint may restore protection.
- Leaks along screw lines, which new screws often fix.
- Failed sealant at flashing, the ridge or pipe boots.
- Small rust spots that can be cleaned, primed and painted.
Georgia factors
Humidity and leaf debris that holds moisture speed up corrosion at laps and in valleys, and spring hail can dent panels. Whether hail dents are covered depends on your policy, since some exclude cosmetic damage to metal; see cosmetic damage exclusions. More in metal roofing in Georgia and how long a roof lasts in Georgia.