What is the metal roof replacement cost?
Short answer. Replacing an existing metal roof costs more than the panels alone suggest, because the old metal and fasteners, and sometimes the purlins or decking beneath, must be removed or repaired before new trim, underlayment and flashing go on. Going from shingles to metal adds tear-off or, where code allows, installing over one layer of shingles, which changes both the cost and the details.
Replacing an old metal roof
Older exposed-fastener roofs often fail at the screws and washers before the panels wear out. Options, from least to most expensive:
- Replacing fasteners and resealing laps and flashing.
- A coating system over sound panels.
- Full replacement, removing old panels and repairing the deck or purlins.
Going from shingles to metal
- Tear-off: removes the old roof, lets the crew inspect and repair decking, and gives the cleanest result.
- Installing over shingles: the residential code does not allow a new covering over two or more existing layers, or over a roof that is water-soaked or deteriorated. Some metal systems designed to carry loads directly to the structure have their own rules. Your local building department decides what is permitted.
Partial panel replacement
After a tree limb or localized damage, individual panels can be replaced, but matching an aged finish is difficult, and the new panels may stand out.
What drives the cost
- Roof size, pitch and complexity.
- Removal and disposal of old metal or shingles.
- Deck or purlin repairs.
- Panel system, thickness and paint.
- Trim, flashing and ventilation details.
See metal roofing in Georgia, roofing over existing shingles and roofing permits in Georgia.