Leak repair, rust repair, coatings and new metal roofs for warehouses, shops, churches and metal buildings across the Triangle. Your inspection is set up the same day you call.
We connect property owners in Raleigh and nearby areas, including Research Triangle Park, Durham, Cary, Morrisville, Apex and Holly Springs, with one independent local commercial roofing specialist.
What it costs
Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.
Metal roofs cover many of the warehouses, shops, churches, storage buildings and pre-built metal buildings around Raleigh. They last a long time. But they leak in their own ways, and those leaks are easy to miss from the ground.
When your metal roof leaks, call (984) 464-8602 or send the form. We set up an inspection with a local commercial roofing contractor the same day you reach us. You get a written estimate for the repair, a coating or new panels.
What we fix
Leaks at the screws. Loose, backed-out or rusted screws with dried-out washers.
Leaks at the panel laps. Water running in where one panel overlaps the next.
Rust. Surface rust, rust at the laps and edges, and panels rusted through.
Leaking skylights and roof panels. Clear panels that crack and yellow in the sun.
Gutter and trim leaks. Loose gutters, open trim and failing sealant at the ridge and eaves.
Leaks at roof curbs. Water around exhaust fans, rooftop units and pipes.
Storm and hail damage. Lifted panels, split seams and dents.
Noise and movement. Panels that pop, rattle or shift in the wind.
The two main kinds of metal roof
Screw-down panels. Also called through-fastened or exposed-fastener panels. The screws go straight through the panel into the frame. Each screw has a rubber washer that keeps water out. This is the most common roof on simple metal buildings because it costs less.
Standing seam. The panels lock together with raised seams, and hidden clips hold them to the building. There are far fewer holes in the roof, and the panels can move with heat. It costs more up front, and it usually needs less upkeep.
Not sure which you have? If you can see rows of screw heads across the panels, it is a screw-down roof.
Why metal roofs leak in Raleigh
Heat moves the metal. Normal July highs at Raleigh-Durham sit near 91 degrees, based on National Weather Service climate normals. Metal in full sun gets far hotter. It grows when it heats up and shrinks when it cools. Every day, that movement works on the screws. Over years, the holes get bigger and the screws back out.
Sun dries out washers and sealant. The rubber washers under each screw and the sealant at the laps and trim break down in the sun. Once they crack, water gets in.
Humidity and rust. Rain falls all year, and humid air keeps surfaces damp longer. Scratches, cut edges and areas where water sits are where rust starts.
Wind. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. Loose screws and trim let wind get under panels. Once a panel lifts, wind can pull it loose.
Hail. The North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Large hail can dent panels, crack skylights and break the paint that keeps rust away.
Repair, coat or replace
Repair is the right call when the panels are solid and the leaks are at screws, laps, trim or curbs. Common fixes include tightening or replacing screws, using larger screws in worn holes, sealing laps and replacing a few bad panels.
Coating is often the best value for an older screw-down roof that is still structurally sound. The crew cleans the roof, treats the rust, seals every screw and lap, and then coats the whole surface. Silicone and acrylic coatings are common. A coating can stop leaks across the whole roof at once and reflect sun to cool the building. See roof coatings.
Replacement is the right call when panels are rusted through over large areas, the frame is damaged, or the roof has been patched so many times it no longer holds. Some owners switch from screw-down to standing seam when they replace.
On some low-slope metal roofs, a single-ply roof like TPO can be installed over the metal with insulation in between. Ask the inspector if that makes sense for your building.
What to look for in a metal roof estimate
What will be done to the screws: tighten, replace or oversize
How the laps, ridge and trim will be sealed
How rust will be treated before any coating
Which coating, how thick, and what warranty comes with it
Which panels will be replaced, and with what gauge of metal
How skylights and roof curbs will be handled
Warranty from the maker and the contractor, in writing
About these prices
The price table on this page shows typical ranges from a metal roofing supplier's published price guide and Angi's coating cost guide. It is not a quote. Rust treatment, screw replacement and panel repairs before a coating add to the coating price.
Who does the work
Raleigh Commercial Roofs is a lead referral service. We connect you with one independent local commercial roofing contractor who works on metal roofs. That contractor inspects the roof, writes the estimate and does the work if you hire them.
Projects of $40,000 or more in North Carolina need a contractor licensed by the North Carolina Licensing Board for General Contractors. Ask for the licence number and proof of insurance.
Get your metal roof checked
Call (984) 464-8602 or send the form. We set up your inspection the same day you call. Want to keep it from leaking again? Ask about a roof maintenance program.
Frequently asked questions
How much does a commercial metal roof cost in Raleigh?
Published guides put screw-down metal panels at about $7 to $12 per square foot installed and standing seam at about $10 to $16. That is roughly $700 to $1,600 per square. Large, simple roofs often price lower per square.
How long does a metal roof last?
Industry sources put metal at roughly 30 to 50 years or more, longer than most flat roof systems. Fasteners, sealants and trim usually need attention well before the panels wear out.
Why does my metal roof leak at the screws?
Screw-down panels are held on with screws that have rubber washers. Over time, sun dries out the washers and the metal moving with heat loosens the screws. Water then gets in around them. Tightening, replacing or oversizing the screws is a common fix.
Can a rusty metal roof be saved?
Often, yes, if the rust is on the surface and the panels are still solid. The crew cleans the rust, primes it and seals the laps and screws, then may coat the whole roof. Panels rusted through need to be replaced.
Is a metal roof good in hail?
Metal does not crack like some other roofs, but large hail can dent it. Dents are often cosmetic. Hail that splits seams or breaks the coating can lead to leaks. After a big storm, have it checked.
What is the difference between standing seam and screw-down metal?
Screw-down panels are fastened through the face of the panel, so there are thousands of screw holes. Standing seam panels are held with hidden clips and raised seams, so there are far fewer holes. Standing seam costs more and usually leaks less.