What's the Best Way To Restore a Metal Roof?

Metal roofs are durable, but over time they develop leaks at fasteners and seams, rust, and thermal expansion issues. Here's the best approach to restoration.

Why Metal Roofs Leak

The most common failure points on metal roofs are: fastener holes that enlarge over time from thermal expansion and contraction, seam separations, rust penetrating through the panel, and failed flashing at edges, penetrations, and transitions. Traditional patching addresses individual failures but not the root cause — an aging system with dozens of potential failure points.

Silicone Coating: The Best Restoration Option

A silicone coating restoration addresses all failure points simultaneously. The process: clean and degrease the surface, treat rust with inhibiting primer, seal all fasteners and seams with reinforced fabric tape and compatible sealant, then apply full silicone coating at the required mil thickness. The result is a completely seamless waterproof surface over the entire roof — with a 10–20 year renewable warranty.

Adding Spray Foam for Insulation

If insulation is also a goal, spray foam can be applied directly to the metal before the silicone topcoat. This transforms a bare metal roof (near zero R-value) into a high-performance insulated system at R-6.5 per inch of foam thickness.

Cost vs. Metal Roof Replacement

Metal restoration typically costs 40–60% less than tear-off and replacement, with no disruption from tearing off the existing panels. For most metal roofs in adequate structural condition, restoration is the clear financial winner.