Recent project · Maryland · RooferMD, the roofing division of Mid-Atlantic Remodeling Co.
Standing seam metal roof
A 50-plus-year standing seam metal roof in charcoal on a Maryland farmhouse whose owners were done replacing shingles every twenty years.
Project at a glance
| Location | Carroll County, Maryland |
|---|---|
| Scope | Tear-off, deck inspection, high-temp underlayment, standing seam metal roof, snow guards, new gutters |
| Roof | 24-gauge steel standing seam, 16-inch panels, concealed fasteners, Kynar finish in charcoal |
| Extras | Snow guards above the entry and walkways, new 6-inch gutters |
| Crew time | Four days |
| Warranty | 50-year transferable limited workmanship warranty; 35-year manufacturer finish warranty |
Services on this job: Metal roofing · 50-year warranty · Gutters
The situation
This farmhouse had been re-shingled twice in the owners’ time there, and both times the roof had started showing wear within a decade. The house sits on open ground with no tree cover, so the shingles took the full sun on the south slope and the full wind from the west. The second roof had lost tabs in two different storms, and the owners were tired of the cycle. They asked us about metal.
Metal roofing is not for every house or every budget, and we said so. It costs more up front than architectural shingles. What it buys is a roof that will outlast the owners, sheds snow and rain, does not lose granules, cannot be lifted by wind the way shingles can, and in a charcoal Kynar finish, looks right on a farmhouse. We priced both options side by side so they could decide with real numbers.
What we did
- Free inspection and side-by-side quotes for architectural shingles and standing seam metal
- Old shingles removed, decking inspected, two sheets replaced at the rear dormer
- High-temperature synthetic underlayment over the whole deck; ice-and-water shield at eaves and valleys
- Eave and rake trim installed, then 24-gauge steel panels in 16-inch widths run from eave to ridge in single lengths
- Concealed clip fastening so no screws are exposed to weather
- Custom-bent valley, sidewall and chimney flashing in matching charcoal
- Vented ridge cap with closure strips
- Snow guards installed above the front entry and the walkway to the garage
- New 6-inch gutters with oversized downspouts to handle the faster runoff from a metal roof
How the job went
A standing seam roof is a different job from shingles. Every panel is cut to length on site from a coil, so there are no horizontal seams; each panel runs in one piece from the eave to the ridge. The crew spent the first day on tear-off and underlayment, the same careful deck inspection we do on every roof, and found two soft sheets behind the rear dormer where a shingle valley had been leaking slowly for years. Those were replaced before the high-temperature underlayment went down. Metal roofs get hotter than shingles and standard underlayment can soften under them, so we use a high-temp product rated for it.
Days two and three were panels. Each 16-inch panel locks into the one beside it over a concealed clip that is screwed to the deck; the clip lets the panel expand and contract with temperature without stressing the fasteners, and because nothing is screwed through the face of the panel, there is no screw head to loosen or leak. Flashing at the chimney, the dormer sidewalls and the valleys was bent on site from the same coil so the color matches exactly.
Day four was the ridge, the snow guards and the gutters. Metal sheds snow in sheets, which is great for the roof and dangerous for anyone walking under the eave, so snow guards go above every entry and walkway. We replaced the gutters at the same time because a metal roof moves water faster than shingles do, and the old 5-inch gutters would have overshot.
Materials and methods
The panels are 24-gauge Galvalume steel, heavier than the 26- and 29-gauge products sold at home centers, with a Kynar 500 finish. Kynar is the paint system that holds its color; cheaper polyester finishes chalk and fade in a few years of Maryland sun. The charcoal color is a standard in the line so replacement panels will match for decades if one is ever damaged.
The underlayment is a high-temperature synthetic rated to 260 degrees, which matters under dark metal in July. Clips are stainless, screws are coated, and every piece of flashing was formed from the same coil as the panels. The ridge is vented with a foam closure that keeps wind-driven rain and insects out while letting the attic breathe. Snow guards are a pad-style guard adhered and screwed to the seams rather than drilled through the panel face.
Why it matters for Carroll County homeowners
Carroll County and the rest of western and northern Maryland get more snow than the Baltimore suburbs, and the open farmland means more wind. Both are arguments for metal. Snow slides off before it can form an ice dam, and a properly clipped standing seam roof is rated for winds that would strip shingles. On a farmhouse, an outbuilding or a home with a steep, simple roofline, metal is often the best long-term value in the state.
The honest caveats: metal is louder in hail if the attic is not insulated, it costs more than shingles, and a complex roof with many hips and valleys eats labor. We will tell you if your house is a good candidate and if it is not.
Cost, insurance and what the owners paid
Metal cost roughly twice what an architectural shingle roof would have on this house. The owners did the math: two shingle roofs over the next forty years, plus the repairs in between, against one metal roof that would likely still be in place when their grandchildren owned the farm. They chose metal.
The quote was itemized: panels, underlayment, flashing, snow guards and gutters as separate lines, with a per-sheet price for decking. No part of this was an insurance claim. Our 50-year transferable workmanship warranty covers the installation; the manufacturer’s finish warranty runs 35 years on the paint.
What to expect if you hire us for a job like this
Every RooferMD roof follows the same steps, whether it is a storm claim or a planned replacement. It starts with a free inspection from the attic and the roof, with photos you keep, and an itemized quote that prices decking per sheet so the worst case is on paper before we start. We schedule around the forecast, stage the dumpster and materials the day before, and our own crew, not a subcontractor, does the work. The deck is inspected sheet by sheet during tear-off, every eave and valley gets ice-and-water shield, every shingle gets six nails, and the attic ventilation is checked and fixed because it is what decides how long the roof lasts. We sweep the yard with a magnet, walk the finished roof with you, and hand you a 50-year transferable limited warranty in writing. If the roof was storm damaged, our inspector documents the whole roof, meets the adjuster, and bills the carrier; you pay the deductible.
Questions about this kind of project
Is a metal roof noisy in the rain?
Over a normal insulated attic, no louder than shingles. Over an uninsulated porch or shed roof you will hear it more.
Does metal attract lightning?
No. Lightning strikes the highest object regardless of material, and a metal roof is non-combustible, which is safer if it does.
Can you install metal over shingles?
It can be done, but we tear off so we can inspect and repair the deck. A 50-year roof should not sit on 20-year-old plywood you have not looked at.
How long does a standing seam roof last?
Fifty years or more with a Kynar finish and concealed fasteners. Exposed-fastener metal roofs are cheaper and need the screws replaced every 10 to 15 years.
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Serving every county in Maryland
From Baltimore and Harford County to the Eastern Shore and Western Maryland, our crews work across Allegany, Anne Arundel, Baltimore City, Baltimore County, Calvert, Caroline, Carroll, Cecil, Charles, Dorchester, Frederick, Garrett, Harford, Howard, Kent, Montgomery, Prince George’s, Queen Anne’s, St. Mary’s, Somerset, Talbot, Washington, Wicomico and Worcester counties. Based at 1012 Saddle View Way, Forest Hill, MD 21050.
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