How Long Does a Metal Roof Last? Here’s What to Know

Whether your roof is already made of metal or you’re planning on swapping out your current setup for one that is, you may wonder, “How long does a metal roof last?” The good news is that once you make the switch, you’ll probably never have to do it again for the rest of your life—provided you choose a trusted roofer to install it and stay on top of maintenance. Here’s the life span you can expect from a metal roof, plus ways to keep it in shape so it doesn’t fail sooner than expected. 

How Long Does a Metal Roof Last? 

Metal roofs can last between 40 to 70 years, though the exact time frame varies from one type of metal to the other. Some can outlive this life span by a few years to a couple of decades, while others may need to be replaced or refurbished sooner. 

For instance, tin roofs can last up to 75 years, and copper roofs for an entire century or more. On the flipside, galvanized steel roofs will start showing signs of serious wear and tear after just 25 years, and painted metal roofs will need a fresh coat within 30 to 45 years.

Factors Influencing How Long a Metal Roof Lasts

Although the type of metal a roof is made of is the biggest determining factor in its life span, a handful of other things can also influence it, like weather and how often it’s maintained. 

Climate

Metal roofs may falter sooner in climates with heavy rain, wind, snowfall, and high humidity levels. Rusting, deterioration, and storm damage are more likely to occur in such conditions, but a little extra maintenance will ensure a metal roof meets its full life expectancy in any case. 

Installation

An improper installation can lead to a whole host of problems for a metal roof. Any joints, panels, or seams that aren’t sealed or are exposed will rust and decay faster than they should, which could result in parts of your roof falling off or becoming damaged, or leaks inside your home. 

Materials

Different types of metal have different life expectancies, so you can expect some to last as longer than others. Copper and zinc metal roofs have the best longevity at about 100 years on average. In the mid-range, tin and aluminum last between 40 and 70 years on average. Finally, steel roofs of all kinds—like galvanized and galvalume—will need to be replaced between 25 and 30 years after installation. 

Protective Treatments

While most metal roofs are treated with protective finishes at the time of installation, those that aren’t can have their lifespans reduced by 10 to 20 years. These treatments will stop being effective around the 30 to 40-year mark, at which time it’s a good idea to refinish. 

Maintenance

Maintaining a metal roof is the key to making it last as long as possible. That includes everything from refinishing it when the protective treatment wears off, to regularly removing obstructions that cause damage, like clearing the gutters and trimming trees that brush up against the roof panels. 

Roof Slope

The slope or pitch of a roof also has an effect on how long it lasts. Taller slopes allow water to drain more efficiently rather than pool on the surface, preventing rusting and similar damages as a result. By contrast, flat roofs are more susceptible to such issues and aren’t the best choice if you live in a particularly rainy place and want metal roofing. 

Signs It’s Time to Replace a Metal Roof

When you notice any of these issues on a metal roof, it’s time to consider getting a new one—or hiring a metal roofing pro near you to make necessary repairs. 

• Rust

• Faded paint

• Leaks

• Higher energy bills

• Excessive damage—like broken panels and loose seams and joints

Maintenance Tips for a Metal Roof

Metal roofs will likely last a long time with or without maintenance, but a little TLC from time to time will guarantee it goes the distance. 

• Clean your roof once a year. Remove debris and wipe up any moss or algae growth. 

• Keep free of debris by trimming trees so that they don’t brush up against the roof, cleaning the gutters, and removing bird nests 

• Have your roof annually inspected by a professional. 

• Replace protective coatings every 25 to 40 years, or when your roof starts to show signs of rusting or sun damage. 

• Check for damage after storms and repair ASAP. 

Warranties for Metal Roofs

There are two types of warranties for roofs: workmanship—which lasts anywhere from two to 25 years and covers damages that occur from improper installation—and material warranties. Metal roofs don’t include a material warranty like other types, but instead a paint warranty for the finish which can last up to 30 years. While it’s likely that a metal roof will outlast each of these warranties, having one or both will offer protection and give you some peace of mind.  

Repairing vs. Replacing

Metal roofs should be replaced when the damage is too extensive and costly to make it worth repairing—for instance, if countless panels are broken, or there’s rust everywhere. If you’re just dealing with a few damages, repairing could still be worth your while. But a good rule of thumb is that if the repair costs 50% or more of the cost to replace it, you should go with a full replacement.