We install two kinds of metal roofing: standing seam and exposed fastener. Both shed Florida rain and wind for decades. The difference is how each panel is held down, and that changes the price, the upkeep and the life of the roof.
Standing seam
Each panel screws down through a flange along its edge, and the next panel snaps over it, so no fastener shows on the face of the roof. There are no screw washers drying out in the sun, and the panels are made to length for your roof, so most runs have no lap joints for wind driven rain to find.
Near salt water we use a coastal rated steel, such as GalvaMAX or CoastalMAX, made for that exposure.
Exposed fastener
Ribbed panels screwed straight through the face into the deck, each screw sealed with a rubber washer. It goes on faster and costs less than standing seam. The trade is upkeep: every screw is a future maintenance point as the metal moves in the heat, and the washers age in the sun.
Which one fits
- Standing seam fits a home you plan to keep and a home near the water.
- Exposed fastener fits a tighter budget.
- A low slope roof, under about 3 in 12, needs sealed laps, and some inspectors will not pass exposed fastener there at all. We check before we price.
The instant estimate shows you a starting price for both, next to shingle.
Lifetime workmanship warranty. It stays with your house.
Every metal roof we tear off and replace carries our workmanship warranty for the lifetime of the roof, in writing. Sell the house and it goes to the buyer automatically: free, no paperwork.
What the job includes
- Tear-off. The old roof comes off down to the deck, and the deck is re-nailed to current code. Rotten wood is replaced, with an allowance in the price.
- The water barrier. A high temperature peel and stick underlayment, made for metal, sealed across the whole deck.
- The panels. Fastened to the spacing the panel's Florida Product Approval sets for your wind zone.
- Close-out. The county inspection, cleanup and a final walk-through.
A sealed barrier over the whole deck is one of the wind mitigation credits insurers give. See roof inspections for how that works.
Where we work: Citrus County, Hernando County, Hillsborough County, Manatee County, Marion County, Pasco County, Pinellas County, Polk County, Sarasota County, Sumter County.
We hired Scotti Family Roofing for a new standing-seam metal roof on our building on Anna Maria Island. Being right on the Gulf, we needed something built for salt and wind, and John walked us through exactly why the metal system was the right call. They handled all the permitting, kept us in the loop the whole way, and the crew did clean, careful work. Roof looks fantastic and we couldn't be happier. Highly recommend them.