What should you know about metal roofing before you buy?
Short answer. Before buying metal roofing, know that the installer matters as much as the panel, that paint and metal warranties are separate, that exposed screw systems need periodic fastener maintenance, that some policies exclude hail dents as cosmetic, and that you need heat-rated underlayment and good ventilation underneath. Also check HOA rules and get the gauge and finish in writing.
Ten things buyers often learn too late
- Installer experience is everything. Trim, flashing and fastening details decide whether a metal roof leaks. Ask how many metal homes the crew has done.
- Warranties come in pieces. A paint warranty covers fade and chalk, a metal warranty covers perforation, and the installer covers workmanship. Get each in writing.
- Exposed screws need upkeep. Washers age and panels move, so screws need checking every few years.
- Hail dents may not be covered. Some policies exclude cosmetic damage to metal roofs. Read yours before you buy.
- Oil canning happens. Wide flat panels can show waviness; ribs and stiffer gauges reduce it.
- It moves. Panels expand and contract daily, which is why clip systems and proper fasteners matter, and why you may hear ticking as it heats and cools.
- Underlayment must handle heat. Standard asphalt membranes can soften under hot metal.
- Condensation is real in Georgia. Solid decking, underlayment and attic ventilation prevent drips.
- Walking on it is different. Panels are slick and dent under careless feet, which matters for future chimney, gutter and solar work.
- HOAs often have a say. Many Georgia subdivisions require approval or restrict metal to accent roofs.
And a few myths
Metal roofs do not attract lightning, they are not loud over a solid deck, and they do not need to be painted every few years when a quality factory finish is used.
See metal roofing in Georgia and HOA roof approval in Georgia.