How Long Does Metal Roofing Actually Last? What You Should Know Before You Invest

A roof is one of those things you don't think too much about until it needs replacing, but you shouldn't take your roof for granted. Without it, you and all your possessions would be exposed to the elements, so when you do replace your roof, it's important to consider your options.

Most homes in the United States are built with asphalt shingles, and while shingled roofs can be cost-effective, they have a short lifespan, lasting only 15 to 20 years. By comparison, metal roofs are nigh immortal, with a lifespan of 40 to 80 years. A metal roof ages well, maintaining a brand-new appearance for most of that lifespan, especially if you opt for a zinc roof, the surface of which can self-heal. If you're considering replacing your roof due to age or damage, a metal roof might be a good option for you, even though they are more expensive. Regardless of the kind of roof, replacement will always be a big investment, but if you pick the best roof for your home, you won't have to replace it as quickly, saving you money in the long run. 

When you think of metal roofs, the tin roof found on old homes and in the title of Tennessee Williams' famous three-act play might come to mind, but metal roofing has come a long way since the early 20th century. Modern metal roofs are made of steel, aluminum, copper, zinc, or Galvalume steel, with benefits and downsides for each metal roof type. You should make a choice depending on your climate, as rust-resistant materials like aluminum, copper, zinc, and Galvalume steel will better survive coastal or humid climates than steel.

Other than your climate, your budget should be a determining factor in your roof choice. The cost of roof replacement varies wildly depending on roof size, material, and the steepness of the pitch, with numbers ranging from $6,000 to $40,000. If those numbers gave you pause, you should opt for Galvalume steel, which is the least expensive of the different metal options, though it is subject to fluctuations in the price of steel. Created in the 1970s by Bethlehem Steel, Galvalume steel is a combination of steel, aluminum, and zinc that is corrosion-resistant and self-healing. It is also the most common metal roofing material, so you shouldn't have any trouble accessing it. If price is no object and you live in a coastal environment, aluminum might be a better choice, as it is the most rust resistant. Proximity to the sea will cause even the toughest materials to rust, so it may be worth it to pay a little extra for aluminum's durability. However, the most long-lived (and most expensive) of the roofing materials is zinc, which can last up to 150 years.

While there is a high cost associated with metal roofing, the roof may pay for itself in other ways throughout its long lifespan. Since metal roofing reflects the sun's rays rather than absorbing them (as an asphalt shingle roof would), it improves your home's energy efficiency in the summer months. If you live in an area that sees harsh weather conditions such as hurricanes or heavy snowfall, the durability of a metal roof means it will not need to be repaired after an extreme weather event. Those in very hot, dry areas also benefit from a metal roof, as they are fire-resistant. Metal roofs are also low maintenance, though they can collect dents over the years. Aesthetics are also an important thing to consider before purchasing a roof. As many modern homes have flat roofs, metal roofing makes a great choice to both protect the flat roof's structure and add to the sleek, modern aesthetic.

Though metal roofs last a long time, the deciding factor in their lifespan is installation. Properly installed, a metal roof will last you decades, but improper installation can leave you with a leaky, noisy roof, so choose a company that you trust.