Metal Roof Replacement, From Shingles or From Old Metal
A metal replacement usually starts one of two ways: a worn shingle roof and an owner who wants something longer-lived, or an old metal roof leaking at its screws. Each one needs a different plan, and one of them sometimes needs no new roof at all.
Veteran BuiltCypress, Texas
Going from shingles to metal starts with a tear-off. Some installers screw metal over one layer of shingles, and in some cases that is allowed, but it hides the deck, leaves the old roof’s heat and weight in place, and makes penetrations hard to seal. We take the shingles off, repair the deck, and lay high-temperature underlayment. Pipe boots, vents and wall flashings are all redone for metal, because the details that worked under shingles do not carry over.
An old exposed-fastener metal roof usually fails at its screws first. The rubber washers dry out in the sun, the screws back out as the panels expand and contract every day, and water follows them in. Sometimes the right answer is a fastener service instead of a new roof: if the panels are sound, new washered screws and sealant at the laps can buy years. When panels are rusting through at the laps or along the eaves, they come off, and the purlins or deck get checked before new metal goes on.
Two Houston questions come up on nearly every one of these. First, the HOA: many master-planned communities allow standing seam on homes but not exposed-fastener panels, and some do not allow metal at all, so check before you fall for a color. Second, the edges: when metal replaces shingles, the drip line moves, so gutter hangers, fascia trim and any patio cover tie-ins may need rework. We put that in the written scope up front instead of finding it on day two.
On the Gulf Coast the weather writes most of the work orders. Hail in March and April, tropical storms later in the year, and a long hot summer that bakes a poorly vented attic. We check decking, ventilation and every penetration, because the roof surface is only one part of whether a roof is still doing its job.
The straight answer on metal roof replacement
How we decide, written down so you can hold us to it.
- Your shingle roof is due and you want the next roof to last longer and stand up better to wind.
- Your old metal roof is rusting through at the laps and eaves, past what new screws can fix.
- Your HOA allows standing seam on homes and you want the switch from shingles done right at the edges.
- If your old exposed-fastener roof leaks only at its screws and the panels are sound, new washered fasteners are the fix, and that is what we will quote.
- If your HOA does not allow metal, we will not install it and leave you to argue with the committee afterward.
- If the shingle roof still has good years left, switching to metal now spends money you do not need to spend yet.
How we run it
- I
Inspect the old roof
From the panels, screws or shingles and the deck, we decide if this is a service call or a replacement, and show you why.
- II
Approvals and panel choice
Panel type, gauge and color are chosen, and HOA approval is in hand before anything is ordered.
- III
Tear-off and prep
The old roof comes off, the deck or purlins get repaired, and high-temperature underlayment goes down.
- IV
Install and rework edges
New panels and trim go on, and the flashing at walls and patio tie-ins is rebuilt for the new roof.
What we ask before we price it
- When did you first notice the problem, and has it changed since?
- Can we get into the attic, and is there a clear path to the access?
- Does the HOA need to approve materials or colors before work starts?
- Has anyone else inspected it, and what did they tell you?
- Is anyone in the house bothered by noise, dust or early starts?
Can you put metal right over my shingles?
It is sometimes allowed, but we tear off. The deck stays hidden, the old shingles hold heat, and penetrations are harder to seal. Starting clean is a big part of why a metal roof lasts.
My metal roof leaks at the screws. Do I need a new roof?
Often not. If the panels are sound, replacing the old fasteners with new washered screws and sealing the laps usually stops it. We will tell you which situation you have.
Will my HOA allow a metal roof?
Read your guidelines first. Many Houston-area communities allow standing seam but not exposed-fastener panels on homes, and some limit the colors. We provide the spec sheet and a color chip for the committee.
How long does a metal replacement take?
Longer than a shingle re-roof, because the trim is cut and bent to fit each edge. Plan on several days for a typical home and more for a complicated roof. You get the schedule before we start.
What happens to my gutters?
They often stay, but the drip edge sits differently with metal, so the gutters may need to be reset to catch the water. That goes in the scope before work starts.
Does metal hold up in a hurricane?
A properly fastened metal roof with good edge trim generally handles high wind well. The fastening schedule and the trim decide that more than the panel itself. We install to the manufacturer’s spacing for the wind exposure.
Who you are hiring
Military families and first responders take 10% off, and financing is available through Acorn Finance with a no-obligation prequalification. Ask about either when you call.
Leland Cannon spent 21 years in the Army and retired as a First Sergeant. Geoff Schardien served in Air Force Security Forces and has more than twenty years in residential construction. One of them walks every job before it starts, and you keep one phone number from the first visit to the last day.
We are a service-disabled veteran-owned company based in Cypress, verified by the Texas Veterans Commission. The person who writes your scope is the person you call if something is not right.