How often should you seal a metal roof?
Sealant usually lasts around 20 years, but roof fastener movement or even panel damage can shorten this time. Ideally, your roof should be inspected after every big storm as well, so keep this in mind if possible.
Metal may be impervious to moisture on its own, but edges and contact points – such as where chimney flashing meets sidewall flashing – need to be sealed to prevent air or moisture from getting into the roof.
Failing to periodically check (and replace if needed) the flashing around your metal roof's penetrations will lead to a roof leak. But other than that, cleaning is the only other general maintenance needed, and that's a personal choice for each customer.
How often? Field-applied coatings are typically re-coated anywhere from five to 12 years after installation.
3. The metal panel may last 50 years but the rubber washer keeping the water out will only last 9-15 years. Metal has the highest expansion and contraction factor of any other roofing product on the market.
For metal roofs, a high-solids polyether or silicone sealant is best. Many of these are pigmented to match popular roof colors so they blend in and form a solid seal.
How to Waterproof a Metal Roof | Liquid Rubber - YouTube
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Metal roofs can fade over time, especially due to the elements like harsh sunlight and heavy rains. Whether you want to change the color or restore the same one is up to you. It is recommended to repaint about every 10 years.
You should check your roof and roof screws at least once a year. Carefully check the fasteners, and see if the screws have moved. Any screws that are protruding from the panels will need to be refastened. If screws are broken or worn down, these will need to be replaced.
Do metal roof screws leak?
Fact: Metal doesn't leak…
Theoretically, metal roofing screws keep water out by compressing a rubber washer at the base of the screw head against the metal roofing panel. As the screw is driven into the metal roofing panel, the rubber washer effectively becomes a gasket between the roofing panel and the screw.
Thermal Expansion
As a metal roof heats up, the entire roof expands. Likewise, cold temperatures outside a home cause the roof to contract. These expansion and contraction cycles will cause strain on the screws that hold the roof material to the building, causing those screws to loosen.

Roof coating materials range from $0.15 to $2.50 per square foot. Acrylic coating is the most affordable (even the best kinds cost under a dollar per square foot). Liquid rubber and high-end polyurea (which requires two coats) will cost $2 to $2.50 per square foot.
The good news is recoating metal roofs with a variety of special materials means the entire roof doesn't need to be scrapped and replaced.
While the average lifespan is between 40-70 years, there are a few different factors that can affect the longevity of your roofing system.
It is safe to seal a roof with Flex Seal. Flex Seal is applied to damaged roofs to fill gaps and prevent leaks. It forms a solid bond to the shingles, tiles, or metal on your roof that keeps water out. Also, Flex Seal can form a protective seal for years to come without harming the roofing.
Save your back! Stop bending over with a traditional caulk gun to seal the thousands of exposed fasteners on a metal roof. The Albion Spot-Pro system is faster, neater, saves material... And your aching back!
Flex Seal Spray Rubber Sealant Coating
Like sealant tape products, it's best for minor roofing repairs, such as leaks and vulnerable edges, because of its small size.
When And When Not To Use Sealant On A Metal Roof Installation
Unlike acrylic coatings, aluminum coatings do not provide any waterproofing properties. They do increase reflectivity and UV protection to the roof substrate but do not improve appreciable mil thickness to the roof.
How do you seal an old metal roof?
Roof Coating Restoration over Metal Application Instructions - YouTube
If your internet service is provided by a cable service or satellite dish, a metal roof will not have any impact on your Wi-Fi signal within your home.
Compared to dark colors, light colors such as white, light bronze, beige and peach are better at reflecting the sun's heat rather than absorbing it into the building. These light colors are often referred to as cool metal roofing colors.
Lighter colors – tans, whites, and grays – fade far less than darker, more saturated colors. You can also invest in a protective coating that buffers the roof from mildew, moisture, and sun to combat fading.
While there are cheaper options on the market, metal roofing offers performance, protection, and profitability. Today, a metal roof can increase a home's resale value up to 6% when compared to asphalt.