Commercial metal roof repair
Metal roofs on warehouses, industrial buildings and shops are either through-fastened panels (screws through the sheet) or standing seam (concealed clips). Most leaks come from fasteners, laps, panel ends and penetrations rather than the steel itself. Metal roof repairs typically cost $5 to $15 per sq ft of damaged area, and well-kept metal roofs can last 40 years and more.
Metal roof repair
$5 to $15 per sq ft
Replacement $4 to $16 per sq ft.
Common metal roof problems
- Fasteners backed out or with worn washers, from years of thermal movement.
- Leaking side laps and end laps where sealant has dried out.
- Rust at panel ends, cut edges and where water ponds.
- Failed flashings at ridges, eaves, curbs and skylights.
- Gutters and valleys that overflow into the building.
What metal roof repairs typically cost
| Job | Typical price |
|---|---|
| Metal roof repair Per sq ft of repaired area | $5 to $15 per sq ft |
| Fastener and lap reseal Re-screw, new washers, seal laps | $400 to $1,250 |
| Flashing repair Curbs, walls, pipe boots and pitch pans | $200 to $750 |
| Coating a metal roof Silicone, over a sound roof | $1.50 to $2.50 per sq ft |
| New metal roof Installed, most projects | $4 to $16 per sq ft |
Typical US prices from published national roofing cost guides, January 2026 editions, read November 2026. Installed, in US dollars, before any local tax. A guide, not a quote.
Metal roofs in high-wind areas
FEMA's recovery advisory on metal roof systems in high-wind regions found that failures usually began at the edges, corners and ridges, where wind uplift is highest, and at inadequate attachment of panels and flashings. If your building is in a hurricane or high-wind area, ask your roofer to check fastener spacing at the perimeter and corners, not just the leaks.
What a sound metal roof repair includes
A dry, clean, primed surface
Patches and seams only hold on clean, dry membrane. A roofer who patches over standing water or dirt is selling a callback.
The cause, not just the drip
Water travels under membrane and along deck flutes, so the wet ceiling tile is rarely under the hole. A good repair names where the water got in.
Fasteners upsized, not just re-sealed
Backed-out screws are replaced with oversized fasteners and new washers so they grip; sealant alone over a loose screw fails quickly.
Wet insulation found and dealt with
Wet board loses most of its insulating value and holds water against the deck. Cores or a moisture survey show how far it has spread; badly wet areas are cut out and replaced.
Photos before and after
Dated photos of every repair, and its location on a roof plan, protect your warranty and any insurance claim, and help the next roofer.
Safe access and fall protection
Work near an unprotected edge on a low-slope roof calls for fall protection under OSHA 1926.501: guardrails, safety nets, personal fall arrest or the combinations the rule allows. Ask how the crew will get up and stay safe.
Metal roof leaking? Send the ZIP and we will look for a commercial roofer who covers it.
Ask for a free quoteHow a metal roof repair usually goes
Find the entry point
The roofer walks the roof, checks the areas above the leak and upslope of it, and may use a moisture meter, infrared scan or cores.
Make it watertight
If water is coming in, a temporary repair first: a compatible patch, sealant or tarp held down so wind cannot lift it.
Permanent repair
The proper detail for the system: a heat-welded patch, taped seam, re-set flashing or a section of new membrane.
Report and photos
Before and after photos, what was found and what to budget for next, so you can decide between repair and replacement with facts.
Questions people ask
Why does a metal roof leak at the screws?
The panels expand and contract every day, which slowly works screws loose and wears the rubber washers. Replacing them with oversized fasteners is the usual fix.
Can rust on a metal roof be repaired?
Surface rust can be cleaned, primed and coated. Rust that has gone through the panel needs a patch or a new panel.
Can you coat a metal roof?
Yes, if the roof is sound. Silicone and acrylic coatings, with fasteners and laps treated first, typically cost $0.65 to $1.75 per sq ft to $2.50 per sq ft.
How long does a commercial metal roof last?
Often 40 years and more, which is why repair and coating are worth considering before replacement.
What does commercial metal roof repair cost?
About $5 to $15 per sq ft of damaged area.
Get the metal roof repaired
The building ZIP, where to reach you, then a few taps about the roof. About a minute.
This is a free matching service, not a commercial roofer. We look for one who works in your area and tell you their name before anything is shared. Nobody contacts you until you say yes.
Thanks, your enquiry is in.
- We look for a commercial roofer who covers your building and does this kind of work, then email or call to tell you who it is.
- Your details reach that firm only if you say yes.
- They inspect the roof and give you a written price. No marketing from us, ever.