Metal Roofing
A metal roof rarely leaks through the metal. It leaks at the places where metal meets something else - a chimney, a vent pipe, a skylight curb, a wall - or where a sealant or washer has aged out. Most roofers in Charlotte install metal and won't touch a repair on it. We do the repairs: seams and laps re-sealed, split or storm-damaged panels swapped, flashing rebuilt, trim replaced. Every repair starts with finding where the water actually enters, which is usually not where the stain is.
Almost never through a panel. Water gets into a metal roof where the metal meets something else: a chimney, a plumbing vent, a skylight curb, a wall, a satellite mount, an old antenna hole. It also gets in where two panels meet - at end laps on long slopes, at side laps run without sealant, at a ridge cap that was installed without closure strips - and, on exposed-fastener roofs, at any of the thousands of screws whose washer has aged out. The stain on the ceiling tells you a leak exists. It rarely tells you where. Finding the entry point is the job, and it is the part most roofers skip on the way to quoting a whole new roof.
Seam and lap re-seals. Old sealant is removed, the joint is cleaned and re-sealed with a butyl tape or a metal-roof-rated sealant, and a mechanically seamed panel that has opened is re-crimped. Panel replacement. A split, punctured or storm-lifted panel is swapped for a colour-matched panel from the same manufacturer where one is still made. Flashing rebuilds. Chimney, wall, skylight and pipe flashings are re-formed in metal with proper counter-flashing, not caulked over. Ridge and trim. Missing closure strips, loose ridge cap and rake trim, which is where most wind-driven rain gets in on the two-storeys of Huntersville and Fort Mill. Storm damage. Tree-limb punctures and wind-peeled panels after the storms that cross Gastonia and Charlotte, with photo documentation for a claim.
A tube of silicone from the hardware store. Roof caulk over a failed flashing buys a season and then traps water behind it. A screw tightened into a hole it has already enlarged buys less than that. If the roof has thousands of aging washers the honest answer is a full screw replacement, and if the panels have lost their paint and are weeping at every seam it may be a coating system. We say which on the inspection, in writing, with photos.
Most repair calls are on roofs put up by someone else, often a general roofer who installed one metal roof and has since gone back to shingles. That is fine. We repair standing seam, screw-down, metal shingle and stone-coated roofs across the metro, from Mooresville down to Monroe.
How long does it take? Most repairs are a half day. Flashing rebuilds around a chimney run a full day.
These usually come up on the same roof, and we can quote them in the same visit:
Backed-out screws and hardened washers on exposed-fastener roofs, replaced with oversized fasteners. Every one, not just the visible ones.
Learn More →Elastomeric or silicone recoat on aging Galvalume and painted panels. Rust treated, seams reinforced, another 10 to 20 years without a tear-off.
Learn More →Concealed clips, no exposed screws, panels that float with thermal movement. Cleanest look, longest life, the right answer on most homes.
Learn More →Free - No Obligation
Ballpark now, exact quote after we measure. Tell us the home size and the panel you have in mind.
We'll text a range and call once to schedule the measurement. Need us sooner? (704) 828-7723
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