How To Get 10 More Years Out of an Old, Metal Roof?

Your metal roof is showing its age — rust spots, leaking fasteners, failing seams — but the structure beneath is still solid. You're not ready for a full replacement. Here's how to get another 10–20 years.

Assess the Current Condition

Before any restoration, get a professional assessment. Check for: panel structural integrity (not just surface rust), fastener condition, seam separation extent, and any areas of significant deterioration. If the metal panels are structurally sound, restoration is almost certainly viable and far less expensive than replacement.

Surface Preparation

The key to a successful metal roof restoration is thorough preparation: power washing to remove dirt and loose rust, mechanical treatment of heavy rust areas, application of rust-inhibiting primer where needed, and sealing all fasteners and seams with reinforced fabric tape and compatible sealant.

Silicone Coating Application

After preparation, a full silicone coating is applied at the required mil thickness for a 10 or 20-year manufacturer's warranty. The coating adheres to the prepared metal surface, seals every remaining fastener and seam under a continuous waterproof membrane, and provides high solar reflectance that reduces roof surface temperature and cooling costs.

The Result

A properly prepared and coated metal roof gets a new 10–20-year warranty at $2.50–$5.00 per square foot — compared to metal roof replacement at $8–$15+ per square foot. For most older metal roofs in adequate structural condition, this is the clear financial choice.