Ashburn, VA

Average cost for a Metal Roof ranges from
$9,000 – $12,200

The average cost for a metal roof is $10,500. Hiring a roofing contractor, you will likely spend between $9,000 – $12,200 on a new metal roof. The price of metal roof installation can vary greatly by region (and even by zip code). View our local roofing contractors or get free estimates from pros near you.

How much does a metal roof cost?

Author: Daniel W.
Millions of people ask HomeGuide for cost estimates every year. We track the estimates they get from local companies, then we share those prices with you.

Options Cost Factors Benefits Downsides Warranties Contractors

When looking to replace an existing roof on a home due to structural integrity, damage, or age, metal roofing is one of the best choices for your upgrade. This saves a tremendous amount of labor hours for the install contractor, which in turn saves you a lot of money.

Additionally, there are no costs associated with the removal of the existing roofing materials, should you decide to take the path of placing the metal roof on the existing roof.

Metal Roofing Installation Options

When putting in a new metal roof, you have a few choices to make regarding the existing roof on your home.

Metal roofing

In many cases, you may be able to choose what happens with the roof that is being replaced, and in other cases contractors will provide the direction—they should be familiar with building codes and permits for roofing material disposal.

Metal Roof vs Shingles

The cost of installing a metal roof is about 2–3 times that of an asphalt shingle roof solution, but factor in the dollar savings on heating and cooling over the next 5–10 years from the energy efficient nature of the new roof.

Remove old roof and install new metal roof

For this option, the contractor will take off the old roof and install the new metal roof in its place.

Remove and redesign

This option is technically called a stick-framing retrofit and is selected when the architect or home owner is going for a complete design change.

For example, going from a flat roof design to a pitched roof, or the other way around. Costs are kept down or raised somewhat in this process, depending on what the contractor needs to do with the home’s HVAC or plumbing.

Install over existing roof

In most cases, if you have a single-ply roof, an asphalt roof, or an existing metal roof, a replacement metal roof can be placed on top with no need to remove the existing finish. Replacing the roof while leaving the existing metal or shingle roof in place is referred to as sub-purlin retrofitting.

Since this process doesn’t expose the home to the elements, the impact to the homeowner is minimized, giving a wider range of possible times of the year to have the work done. When completed with the right design, this will result in giving the roof additional structural integrity from the new purlins that the new metal roof will be secured to.

Your contractor should know to check your local building codes to make sure your selected option is permitted. Also, if you live somewhere that has an HOA, and are planning to install one roof on top of another, you will need to check with them to make sure that it doesn’t violate their bylaws.

There may also be other guidelines that need to be followed, including the color or type of finish that they permit in that area.

Cost Factors

  • Your geographic location
  • Roof size – final roof pitch/slope in degrees, total square footage of the roof, total number of flashings
  • Cost to remove old roof, if applicable
  • Type of metal
  • Panel profile, size, width, color
  • Type of paint
  • Additional engineering and general accessories—including skylights, solar panels, swamp coolers, gutters, custom accessories

Local labor costs – charged at different rates for each aspect of the roofing job

  • Installing panels
  • Installing roof deck
  • Installing accessories and additional materials
  • Additional materials – underlay, fasteners, screws, rivets, clamps or clips, plywood/roof deck materials, flashings or pipe boots, sealants or butyl tape

Benefits to installing a metal roof

Boosts the curb appeal of your home

With a broad selection of colors, designs, and finishes, the addition of a metal roof will immediately boost the curb appeal of your home by giving it a fresh, updated look.

Metal Roof

Boosts your home’s value

Because of the long list of benefits that come with a metal roof, homes that have had a metal roof upgrade are highly sought after, and market data reflects a willingness among consumers to pay extra for these benefits.

Depending on where the home is located, and depending on the style of the home, most homeowners see an increase of between 1%–6% on the resale value of the home with the installation of a new metal roof.

Greater energy efficiencies

Overall, metal roofs are far better at insulating the home, especially if the roof is of a lighter color, since it will not absorb the heat in the way a darker one will.

"In many cases, homeowners can save an average of 25%–40% on their energy bills with a metal roof, and possibly slightly more if installed over an existing roof finish." -- Lawrence Berkeley National Laboratory’s Heat Island Group

Companies like Texas Energy Experts in Austin, Texas, say their “true reward is to drastically lower energy bills and make the place you spend time with family more beautiful and comfortable.” They provide free energy audits.

A metal roof’s infrared reflective pigments allow the roof to do an effective job at reflecting sunlight, even if a darker color metal finish is used.

Research conducted by Tennessee-based Oak Ridge National Laboratory revealed metal roofing systems are more effective than other roofing options in reflecting heat from the sun and preventing the heat from the sun transfer through the roof and into a building structure, and they will release heat quicker after the sun sets or when it is cloudy.

Additional savings can be a result of utility companies offering incentives to homeowners with cool metal roof systems that have a positive effect on reducing demand at peak energy times.

Maintenance cleaning

The cost of annual maintenance for a metal roof per square foot is 35%–50% less than the cost to maintain asphalt or single ply systems:

$0.30/square foot, on an annual basis, versus $0.37/square foot for asphalt and $0.57/square foot for single ply.

When maintenance costs are compared to the total install cost, homeowners with metal roofs typically pay 3.5% of the install price on maintenance for metal roofs versus 28.5% on asphalt roofs and 19% for single-ply roof installs.

If you are not a fan of walking around on your roof—or hiring someone else to clean algae, mold, or moss, off your roof, as is common with asphalt shingles—then metal roofs are for you. By installing a metal roof, you are eliminating this risky and time-consuming activity when you do it yourself, or the expense of having contractors do it for you.

Tax credits

Homeowners should check out the Federal tax credits listed on energystar.gov about receiving a tax credit for work that meets the Energy Star criteria. Various government agencies offer energy credits and certain rebates to contractors and building owners electing to replace dark roofing materials that store heat to cooler roofing systems.

Less expensive homeowners’ insurance

Insurance companies covering homes in Texas and Florida, where residents experience higher frequencies of severe weather, will see an increased chance at getting lower rates after installing a metal roof. Thanks to the structural integrity of a metal roof and how it protects your home, premiums can drop by up to 35% for homeowners, so check with your insurance agent before you start your project.

Home Value

The virtually zero maintenance and durable features of standing seam metal roofs make them a coveted asset for any prospective home buyer. As mentioned, metal roofs will boost the resale value by 1–6%.

At the high end of the spectrum, homes that have a metal roof installed can see a return on their investment as high as 85.9% of the roofing cost, according to a study completed by Remodeling Home magazine.

Longevity

Longest-Lasting Roofing Option

A study by international market research firm Ducker Research Company analyzed case study data involving 36 roofing systems around the United States and concluded:

  • Weatherability, low maintenance, service life or longevity, and life cycle are the most critical decision factors in the purchase decision process for both roofs and wall systems.
  • Maintenance programs for roofs are still the exception but increasing.
    • The number of building owners with formal maintenance programs has increased to 6% of a homeowner’s annual maintenance budget versus 4% in 2004.
    • Low maintenance for the roof and wall systems is the most critical form of home maintenance for the homeowner.

Metal roofs, however, don’t need much maintenance at all.

Metal Roof

Another study which looked at metal roof life expectancy revealed that metal roofs had an average of 40 years of usable life versus 23 years with asphalt and 20 years with single-ply.

Metal roofing doesn’t suffer any damage from exposure to the relentless heat from the sun. The clips lock the roofing panels to the steel structure and allow the panels to move naturally as the metal responds to heat and cold throughout the day or throughout the year. Metal roofs don’t require regular maintenance because they are so durable.

Danger (wind and fire) resistant

There is no need to worry about an increased risk to your home from fire because of a lightning strike since there is a large surface area of metal in a metal roof, and this acts to dilutes the energy generated by a lightning strike—making the electricity much less likely to cause damage to either the interior or the exterior of your home.

Also, compared to asphalt, metal roofs are much more resistant to fire damage and they qualify for a Class A fire rating, under the UL790 standards.

Most metal roofs are able to withstand winds of over 150 miles per hour and are wind and fire resistant, so expect to see a reduction in homeowners’ insurance.

The rock solid-steel rod structure braces don’t sag or stretch, keeping the original shape and rigidity in the roof.

Perfectly suited for low-pitched roofs

Water runoff – When a roof is leveled or has a low gradient of steepness, metal is an ideal choice compared to shingles. This is especially true when it comes to the way they do not hinder water runoff or allow water to seep back under the seams like shingles do. Utilizing continuous vertical metal panels, a standing seam roof takes care of water issues when the water and other debris have a path to follow as they run off the roof.

Leaks – A metal roof leaves no exposed seams or places for water to get in because of the way the layers are staggered. Metal roofs have special factory designed openings and fastenings hidden inside the curbs to eliminate leaks. Pittsburgh double-lock seams filled with sealant providing a watertight seal.

Heavy snow – The steel support structure can support people walking around and the weight of snow during the winter months.

Eco-friendliness

Disposal – When replaced, traditional asphalt shingle roof materials produce a tremendous amount of waste that ends up in landfills. Metal roofing, on the other hand, is recyclable, so it won’t end up on a landfill. It’s typically made from recycled scrap metal to begin with.

Sustainability – Because metal roofs outlast all other roof types, they need to be replaced less often without producing extra waste.

Space for solar panels – The roof of your home provides adequate space to install a decently sized solar panel array without the need for drilling through the underlying structure.

Downsides to metal roofing

Common objections to the installation of a metal roof are cost and noise.

Cost

Metal roofing is a higher price—about twice the cost of an asphalt shingle solution—but the upside to your investment is really significant from the energy savings and resale value on the home.

Noise

People often think a metal roof will be noisy when there is either hail or rain. Thankfully, these days, metal roofs are installed with a backing that drastically reduces the noise to the same level as that of an asphalt roof.

Types of metal roof warranties

From the manufacturer

It is fairly common to see a 30–50-year warranty on metal roofing materials.

  • Substrate – This covers the metal in the eventuality of rust or deterioration.
  • Paint – This covers the metal in the eventual deterioration of the paint on the substrate. Many times this includes surface breakdown of the paint, including fading, etc., from exposure to the elements.
  • Water – Covers the possibility of leaks.

From the contractor

Install Quality – If problems occur that are tied to the quality of the installation, then this warranty will provide for the contractor to come back to the home and repair the issue for no extra cost.

Generally, a warranty that covers the quality of work should be for up to two years or longer.

Your warranty documentation should be very descriptive, letting you know in great detail what is covered, how, and for how long. Clear up any questions, even if something seems obvious before you award the contract.

For example, to give peace of mind for the homeowner, Bradford Standing Seam LLC in WoodStock CT say their metal roofing comes with a 35-year non-prorated warranty.

Finding the right roofing contractor

Prior to hiring your contractor, here are some necessary considerations you should look at to help create the shortlist:

  1. Have previous customers recommended them?
  2. Will they allow milestone payments or wait for the final payment upon completion?
  3. Can they provide proof they are insured and licensed?
  4. Do they have a good rating with the Better Business Bureau (BBB)?
  5. Will they fully educate you about the install process and materials available to choose from?
  6. Will they remain helpful and responsive throughout the process? Will you have a customer liaison contact for the project?
  7. How much experience do they have installing metal roofing? Can they show photos of jobs they have done, especially the type of work you want done?
  8. Can they provide details of timelines for the different install options?
  9. Can they provide details of how your property will be protected throughout the project?
  10. Can they provide exact details of everything covered and not covered by their warranty?
  11. What areas of the project pose potential issues, what is the contingency plan, and what are the associated costs?
  12. What can be done to minimize oil canning on this project?
  13. Is the install team made up of employees or are they subcontractors?
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Get bids from 3–5 contractors

Set aside time to meet your potential contractors and go through the list of questions with them before soliciting a bid for your new roof. This will prove to be a bit time consuming, but considering the investment you are about to make in the family home, it is highly recommended.

Metal Roof Installation

Getting to ask the questions in person will help you develop a gut feel for the people you want to work with. Once you have selected the contractors for your short list, ask them for quotes, making it clear that everything you want about the project is specifically detailed in your custom quote.

The prices you get should all be within a few thousand dollars of each other. Before you turn down a high bid, keep in mind that on top of having excellent reviews, the higher price could be because:

  • They have been in business for the longest time in the area – Gutterman Services Inc  in Sterling, VA, has been in business for 32 years, specializing in replacement and new installations of roofing; and/or they have extensive experience, like John Miller Homes Roofing Division in Yukon, OK, members of the local Chamber of Commerce since 1996 who have completed over a 1000+ jobs in the area.
  • They may be a small business that cannot take advantage of bulk pricing on the materials.

A low price could signify a company has:

  • carried out poor workmanship in the past,
  • used poor quality components,
  • hasn’t much experience in installing metal roofing,
  • or has left something off the bid.

On the other hand, the low price could be merely a reflection of the company being a large business and can take advantage of bulk pricing on materials.

The right combination of a fully qualified and insured contractor with great reviews, who has given good answers to all your questions and a bid that maps to the items laid out above, should result in one or two clear winners bubbling to the top.

Price changes

Depending on how long you sit on the quote before pulling the trigger and moving forward with a vendor, you may see slight fluctuations in the price from elements that are external to your contractor.

This could be from trade tariffs and other changes in the country the materials are coming from. Ask each contractor how long the quote will be good for so you know how quickly you need to act.

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