Metal Roofing FAQs

Most metal roofs run $14 to $26 per square foot installed, or about $20,000 to $52,000 for a typical 2,000-square-foot home, depending on the metal you choose and how complex your roof is. Standing seam sits at the top of that range; stone-coated steel, metal shingles, and R-panel cost less.

For most homeowners staying more than about ten years, yes. A metal roof lasts two to three times longer than asphalt, stands up to Central Texas hail, and can lower both your insurance premium and your cooling bills. Those savings usually outweigh the higher upfront cost over time.

Not upfront. Metal typically costs two to three times what asphalt shingles cost. But shingles need replacing every 20 to 25 years while metal lasts 40 to 70, so over the life of the home the totals often even out or favor metal.

Exposed-fastener panels like R-panel and corrugated steel are the most affordable, usually $9 to $14 per square foot installed. They are common on barns, shops, and budget-minded homes, though the exposed screws need attention around the 10-to-15-year mark.

Often, yes. Many Texas insurers offer discounts of roughly 15% to 40% for impact-rated roofing, because metal holds up to hail and fire far better than asphalt. Ask your carrier what they offer for a Class 4 rated roof. The discount can be meaningful in a hail-prone market like ours.

Yes. Financing options are available, including 0% and same-as-cash programs for qualified homeowners, so the cost can be spread into monthly payments rather than paid all at once.

Severe hail can leave cosmetic dents, but metal rarely fails structurally the way an aging shingle roof does. Quality metal roofing carries the top Class 4 impact rating, and hail denting is usually a cosmetic issue that insurance often covers.

Typically 40 to 70 years, versus 20 to 25 for asphalt shingles. Standing seam is at the top of that range, stone-coated steel and metal shingles in the middle, and exposed-fastener panels at the lower end. For many homeowners it is the last roof they will buy.

Modern metal roofs resist rust well. Galvalume steel carries an aluminum-zinc coating that protects it, and aluminum does not rust at all. A quality Kynar paint finish adds another layer of protection for decades. Rust, when it appears, usually starts at scratches or unsealed cut edges.

No. Metal does not attract lightning, and because it is non-combustible, a metal roof is actually safer if lightning does strike nearby, because it will not ignite the way some other roofing materials can.

Very well. Properly installed metal roofing systems are typically rated for wind speeds well above what Central Texas storms produce, and interlocking panels leave far less edge for wind to catch than individual shingles do.

No. Over solid decking, underlayment, and attic insulation, a metal roof is about as quiet as a shingle roof. The loud-roof reputation comes from uninsulated barns and carports where the metal is the only layer between you and the sky.

The opposite. A reflective "cool" metal finish bounces away much of the sun's heat rather than absorbing it, which can cut summer cooling costs by up to 25% in the Texas heat.

The upfront cost. Metal runs two to three times what asphalt does. Beyond that, most concerns people raise (noise, denting, lightning) are largely overstated for a properly installed residential roof. The real risk is poor installation, which is why choosing an experienced installer matters more than the brand of panel.

Very little. An annual visual check, keeping gutters and valleys clear of debris, and rinsing off accumulated dirt is usually enough. Exposed-fastener roofs are the exception, because their screws and washers need inspecting every several years.

Oil canning is the slight waviness you sometimes see in the flat areas of metal panels. It is a cosmetic characteristic of light-gauge metal, not a defect or a performance problem. Heavier gauge panels, striations in the panel face, and careful installation all reduce it.

Sometimes, but we usually recommend a full tear-off. Many manufacturers require a clean deck for warranty coverage, and removing the old shingles lets us inspect and repair the decking underneath before the new roof goes on.

Most residential projects take three to five days. Complex roofs with multiple dormers, steep pitches, or extensive decking repairs can run seven to ten days. Weather can extend the schedule.

Yes, and standing seam is one of the best roofs for it. Special clamps grip the raised seams, so panels mount without drilling a single hole through the roof surface, which protects both the roof and its warranty.

Standing seam hides its fasteners beneath raised, interlocking seams, so nothing penetrates the weather surface. Exposed-fastener panels are screwed through the face, which is faster and cheaper to install but leaves washers that degrade over time. Standing seam costs more and lasts longer.

Yes. The City of Georgetown requires a permit for any new roof inside the city limits. The permit costs $60 and the City currently estimates 10 to 15 business days or longer to process one because of application volume. Once issued it stays valid for 180 days, and the final inspection has to happen inside that window. Metal roofs are explicitly allowed as long as they are installed to the 2021 International Residential Code, which Georgetown has adopted. Confirm current requirements with the City at permits@georgetowntexas.gov.

Yes. Contractors must register with the City through the My Government Online portal before a roofing permit will be issued. Georgetown also publishes a public list of currently registered roofing contractors, so you can check a company before you sign anything. Separately, anyone knocking on doors in Georgetown needs a solicitor permit from the Police Department, which is worth remembering after a hailstorm.

Possibly, but there is an extra step. The City states that addresses inside the Old Town Overlay or Downtown Overlay may need a Certificate of Appropriateness when changing roof materials. That certificate is issued by the Historic Preservation Officer or by the Historic and Architectural Review Commission, judged against the Downtown and Old Town Design Guidelines. Going from composition shingle to standing seam counts as a change of material. It is a review rather than a ban, and metal is historically appropriate on many Central Texas building types, but plan for it before the re-roof permit. The City takes questions at historic@georgetowntexas.gov or (512) 930-3575.

It depends on the product and on your deed restrictions, and we would rather be straight with you than optimistic. Texas Property Code section 202.011 limits how far an HOA can go in banning roofing materials, but the statute is written around shingles that are wind and hail resistant, more energy efficient, or solar capable, and that resemble what the subdivision already allows. That is a clean argument for stone-coated steel and metal shingles, which are shingle-profile products. It is a much weaker argument for standing seam, which does not look like a shingle. Read your own covenants, and if the HOA is the sticking point, stone-coated steel is usually the easier approval.

April, mostly. National Weather Service and Storm Prediction Center records log 104 hail events within 10 miles of Georgetown since 2004, and 43 of them fell in April alone, about 41 percent of the whole record. September is second with 24 reports, but September produces the larger stones, averaging 2.8 inches when the record is weighted by size against April’s 1.4 inches. January, February, July, August and December have never produced a hail report in that record. So a spring storm is more likely to have touched your roof, and a fall storm is more likely to have hurt it.