A metal roof should last for decades, but older roofs can eventually develop water leaks. Fortunately, it's often possible to restore the roof so that there is no need for a full replacement.
1. Fastener Replacement
Over time, the metal panel fasteners can back out or the sealing gaskets around the bolts can give out. Sometimes fasteners rust and become useless. Leaks will then occur at the fastener sites. If the issue is only backing out, then your restoration service may only need to retighten the fasteners. Otherwise, they will replace both the fasteners and sealing gaskets.
2. Leak Sealing
Leaks can occur due to punctures through the metal, corrosion-caused holes, or gaps between roof panels. A special roofing caulk is used to fill in these leaks so that the metal roof is once again watertight. Your roofer may also need to do a few repairs before sealing the leaks, though, such as sanding away rust spots or patching larger punctures with a metal patch.
3. Flashing Replacement
The flashing seals the gaps between the metal roof and any penetrations, such as chimneys and vent pipes. Flashing is often made of a flimsier metal than the main roof, with aluminum flashing being common. Over time, the flashing can become warped and bent, which will cause leaks. Replacing the flashing and sealing it in place is a simple restorative fix.
4. Rust Treatments
Although metal roofs are rust-resistant, rust is still a possibility. This is especially true for older or poorly maintained metal roofs that have a worn paint job. Rust treatment typically entails first sanding away the rust, and then painting on a rust inhibitor product that will ensure the rust doesn't eat its way back into the metal. Sometimes the roof is simply painted after, as the rust inhibitor may also double as a primer coat.
5. Restoration Coatings
A coating can refurbish the appearance of the roof and protect against further leak development by putting a waterproof membrane between the metal and the weather. Coatings are acrylic, silicone, or urethane products that are painted onto the roof only after all other restoration tasks are completed. There are clear coatings, which allow you the most freedom in choosing an underlying paint color, or there are tinted coatings that are available in a limited range of colors.
Contact a metal roofing restoration service if you are having problems with your roof.
