Metal Roof Maintenance (Dos & Don’ts)

Metal roofs are known for their durability, energy efficiency, and sleek aesthetic, making them a popular choice for commercial properties. However, like all roofing materials, metal roofs require regular maintenance to ensure they remain in top condition. Without proper upkeep, even the most reliable roofing systems can develop issues over time. This guide is designed to help property managers like you confidently navigate metal roof maintenance, including:

• How to inspect your metal roof
• Common problems to watch for
• Metal roof maintenance tips
• Steps to repair a commercial metal roof

🔎 How to Inspect Your Commercial Metal Roof

Regular inspections are essential for maintaining the longevity and functionality of your commercial metal roof system. Identifying potential issues early can save your business significant costs on repairs or replacements and ensure the safety of your building and its occupants.

Why Regular Inspections Are Crucial

Commercial metal roofs are built to last, but they are still exposed to harsh elements like wind, rain, hail, and fluctuating temperatures. Over time, this exposure can lead to wear and tear, leaks, or structural damage. Proactive inspections help catch small problems before they escalate into costly repairs or disrupt your business operations.

When to Inspect Your Roof

To keep your commercial metal roof in top condition, follow these inspection schedules:

Semi-Annual Inspections: Schedule inspections in the spring and fall. These checks help identify seasonal damage, such as cracks from winter freeze-thaw cycles or wear from summer’s intense heat.

After Severe Weather Events: After hailstorms, heavy rains, or strong winds, inspect your roof for dents, punctures, or dislodged panels that could compromise its structure. Severe weather can also loosen screws or damage seams, leading to potential leaks.

During Tenant Turnover or Major Building Events: If your property houses tenants, inspect the roof during turnover periods or other scheduled property maintenance. This ensures your roof remains in good condition and avoids unexpected issues that could disrupt business operations.

Annually for Comprehensive Assessment: Beyond visual inspections, hire a professional roofing contractor for a detailed annual inspection. They can check for underlying issues such as rust, corrosion, poor drainage, or failing sealants.

Key Areas to Inspect

When performing a roof inspection, pay close attention to:

• Seams and Fasteners: Check for loose screws or bolts, misaligned panels, or gaps where water might seep in. These small issues can lead to leaks or structural damage if left unaddressed.
• Roof Coating: Examine the coating for signs of peeling, cracking, or fading. A damaged coating can compromise the roof’s waterproofing, leaving it vulnerable to water damage and UV deterioration.
• Drainage Systems: Inspect gutters, downspouts, and roof drains to ensure they are clear of debris like leaves or dirt. Clogged drainage can lead to water pooling, increasing the risk of leaks or structural strain.
• Metal Panels: Look for dents, scratches, or rust spots on the metal panels. These can weaken the roof’s durability and, over time, may cause corrosion or water penetration.
• Flashing and Sealants: Ensure that the flashing around vents, chimneys, and skylights is secure, and check that sealants haven’t dried out or cracked. Properly maintained flashing and sealants are essential for preventing water from seeping into vulnerable areas.

👀 Common Problems to Watch For

Even with proper care, metal roofs can face some issues over time. Here are a few common problems to keep an eye on:

Leaks

Leaks often develop due to damaged fasteners, degraded sealants, or improper installation. Pooling water can also accelerate rust formation, leading to holes that allow water to seep through the roof. Regular inspections and prompt repairs can help prevent leaks from worsening.

Corrosion

Most metal roofs are coated to resist rust, but scratches, dents, or wear over time can expose the underlying metal. In humid climates or areas with salty air, this exposed metal is especially vulnerable to rust. Maintaining the protective coating and addressing scratches quickly can minimize corrosion risks.

Loose Panels

Over time, wind, temperature changes, and natural wear can cause panels to shift or loosen. This is especially common if the roof wasn’t installed correctly or if fasteners weren’t secured tightly. Loose panels can compromise both the roof’s integrity and its resistance to leaks.

Expansion and Contraction Issues

Metal roofs naturally expand and contract with temperature fluctuations. Over the years, this movement can create stress at the seams, weakening fasteners or causing gaps that allow water to penetrate. Proper installation with flexible fasteners can reduce the impact of this issue.

💡 Metal Roof Maintenance Tips

Keeping your roof clean and free of debris not only extends its lifespan but also ensures it looks professional and attractive.

Dos:

• Remove debris like leaves, branches, and dirt that can trap moisture and cause corrosion.
• Use a non-abrasive cleaner and a soft-bristle brush to clean the surface.
• Check and clean gutters regularly to avoid water backup.
• Inspect and replace any damaged sealants or caulking to maintain waterproofing.

Don’ts:

• Avoid walking on the roof unnecessarily. If access is required, use proper footwear and follow safety guidelines.
• Don’t use abrasive materials or pressure washers, as they may damage the roof’s protective coating.
• Never ignore small rust patches. Address them immediately to prevent spread.

🛠️ 6 Steps to Repair a Commercial Metal Roof

Properly repairing a commercial metal roof can save time, money, and prevent further damage to your building. Follow these detailed steps to address minor roof issues effectively:

1. Identify the Problem

Start by conducting a thorough inspection of the roof. Look for visible signs of damage such as leaks, loose panels, rust spots, or damaged fasteners. Be methodical—check seams, joints, and areas around HVAC units, vents, or skylights where problems often occur. Take note of all the issues you find, even minor ones, as they may worsen over time. Using a drone or binoculars can also help you inspect hard-to-reach areas.

2. Clean the Area

Before attempting any repair, the affected area must be cleaned thoroughly. Remove debris such as dirt, leaves, or any residue that could interfere with repairs. Use a brush, mild cleaning solution, or a pressure washer if necessary, but be cautious not to cause further damage. Cleaning ensures proper adhesion of sealants, patches, or coatings, which is critical for a lasting repair. Allow the area to dry completely before proceeding to the next step.

3. Fix Leaks and Seal Exposed Areas

For leaks, apply a high-quality roofing sealant or caulk designed specifically for metal roofs. Make sure the sealant is evenly applied, fully covering the leak or exposed area. For rust spots, sand down the area to remove corrosion before sealing it with a rust-inhibiting primer or coating. If dealing with larger holes or cracks, measure and cut adhesive-backed metal patches to size, ensuring they fully cover the damaged area. Press the patch firmly to ensure a secure bond.

4. Tighten Loose Connections

Loose panels or fasteners can allow water to seep in and cause further damage. Tighten any screws or bolts that have come loose and replace any missing or corroded fasteners with new ones made for metal roofing. Be sure to use fasteners that are compatible with the roof’s material to avoid causing galvanic corrosion. Check for proper alignment of panels and secure them tightly to prevent movement during storms or high winds.

5. Replace Damaged Parts

If parts of the roof, such as panels, flashing, or fasteners, are too damaged to repair, replacing them is the best option. For heavily rusted panels, measure and cut new sections to fit the damaged area. Remove the old section carefully to avoid damaging the surrounding roof. Secure the new panel with appropriate fasteners and seal all joints to ensure a watertight finish. For damaged flashing, replace it with new material and seal the edges to prevent leaks.

6. Test Repairs

Once all repairs are complete, test them to ensure the issues have been resolved. Simulate rainfall by gently hosing down the repaired areas or monitor the roof during the next rainstorm. Check for any signs of leaks or unresolved issues. If you find further problems, address them immediately to prevent additional damage. For added assurance, consider conducting a follow-up inspection after a few weeks.

🙌 Protect Your Metal Roof with Expert Care from Embry’s Roofing

At Embry’s Roofing, we understand the importance of maintaining the integrity of your metal roof for long-lasting protection and peace of mind. Our team of highly skilled and experienced roofing specialists is committed to delivering top-notch service and expertise in all aspects of roof maintenance. With thorough inspections, expert repairs using the highest quality materials, and a dedication to extending the lifespan of your roof, we ensure that your investment is well taken care of. Trust Embry’s Roofing to be your reliable partner in preserving the durability and functionality of your metal roof. Contact us today for a comprehensive assessment of your roofing needs and let us provide you with the professional care that your roof deserves.