Metal roofs are known for their durability, long life and good looks, but they are not maintenance-free, and they do not last forever. Regular metal roof maintenance helps the roof reach its full lifespan, and knowing the warning signs helps you catch problems before they reach the decking or the inside of your home. Here is what every metal roof owner in Middle and East Tennessee should know.
Why metal roof maintenance still matters
A well-installed metal roof can last for decades. InterNACHI's life expectancy chart estimates metal roofing at roughly 40 to 80 years, a general industry range rather than a promise for any one roof. Whether yours lands at the low or high end depends on the panels, the installation, our humid climate and how well it is cared for. The weak points on a metal roof are rarely the panels themselves; they are the fasteners, seams, flashing and finish.
Schedule regular inspections
Even a tough metal roof can be damaged. Regular inspections catch early signs of trouble so problems can be fixed before they get serious. Twice-yearly inspections are commonly recommended for metal roofs, plus an extra look after hail, high wind or a storm that drops limbs. A roof maintenance visit from us covers the whole roof, with photos of anything that needs attention.
Metal roof maintenance checklist
Keep debris off the roof
Branches and wet leaves trap moisture against the metal and speed up corrosion, especially in valleys and behind chimneys. Debris also clogs gutters and downspouts, so water backs up on the roof and can find its way under trim. Clearing debris from a roof is a job best left to professionals, since metal panels can be slick and easy to dent underfoot.
Keep gutters and downspouts flowing
Working gutters move water off the roof and away from the house, so it does not pool along the eaves or spill against the siding and foundation. Clean them in the fall and spring, and after storms that bring down leaves.
Trim overhanging branches
Branches that rub against the roof scratch the finish, and the leaves and twigs they drop build up over time. A limb that falls in a storm can dent panels or tear trim. Trimming them back protects both the roof and the gutters.
Check the fasteners
Fasteners hold the panels to your home, and wind and the metal's natural expansion and contraction can loosen them over time. On exposed fastener panels, the rubber washers under each screw head wear out with sun and weather and need checking. Loose or worn screws should be tightened or replaced before they let water in.
Keep seams, edges and flashing sealed
Seams, panel edges and the flashing around chimneys, walls and vents are the most likely places for a metal roof to leak. Have them inspected and resealed with a sealant made for metal roofing when needed.
Touch up scratches and scrapes
A small scratch may not look like much, but bare metal is where rust starts. If you find scratches or chips, have them touched up with the manufacturer's recommended paint or coating.
Watch for rust and corrosion
Moisture is the main enemy of any metal roof. If the protective coating was not applied properly, has worn thin or has been chipped, the metal underneath can start to rust. Corrosion can also happen when two different metals touch, such as a copper fitting against steel panels, because the contact sets off a chemical reaction that breaks the metal down. Catching rust early usually means a simple repair; widespread corrosion usually means the panels are near the end.
What not to do on a metal roof
- Don't walk on the panels if you can avoid it. Metal is slippery, and stepping in the wrong place can dent panels or loosen seams.
- Don't scrub the finish with abrasive pads or harsh cleaners, which can strip the protective coating.
- Don't use household caulk on seams or flashing; it fails quickly in Tennessee sun.
- Don't mix metals when adding gutters, vents or satellite mounts without asking a roofer first.
Signs it's time to replace a metal roof
Maintenance extends a metal roof's life, but at some point repairs stop making sense. Watch for these signs:
- Age: if your metal roof is around 20 years old or more, schedule an inspection to see where it stands, since high humidity and heavy rain can wear a roof sooner than expected.
- Worn, faded or chipped paint: once the coating is thin, the metal underneath is exposed and more likely to rust.
- Widespread rust or corrosion rather than a few spots.
- Leaks that keep coming back after repairs, or panels that have pulled loose.
The longer you wait, the more damage can reach the decking underneath. Our post on the signs you need to replace your home's metal roof goes into more detail, and our standing seam metal roof page covers the systems we install when replacement is the right call.
Metal roof maintenance, repair and replacement
Mobley Brothers Roofing & Renovation maintains, repairs and replaces exposed fastener, standing seam and metal shingle roofs across Middle and East Tennessee. Our motto is repair when we can, replace when we should, so if a few new fasteners and some sealant will do the job, that is what we will recommend. Ask us about a roof maintenance plan to keep your metal roof on schedule. If you are near one of our offices, see our pages on metal roofing in Lebanon, TN and metal roofing in Hardin Valley. Both offices are A+ rated by the Better Business Bureau in Lebanon and Knoxville. Call our Lebanon office at (615) 455-3131 for Middle Tennessee or our Knoxville office at (865) 205-0800 for East Tennessee, or request a free estimate online.
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