Metal Roof Leak Repair

Common Causes of Metal Roof Leaks

Typical Reasons for Metal Roof Leaks

The strength, performance, and longevity of metal roofing are unmatched by other roofing materials. When you examine different roofing alternatives and installation estimates, metal roofing will cost more up front, but its lifetime cost will be lower due to its durability.

The following are the usual causes of a metal roof leak:

1. Metal roofing screws 

On metal roofs, the majority of roofing leaks are caused by roofing screws. By squeezing a rubber washer at the screw’s base, metal roofing screws keep water out. The rubber washer creates a “gasket” between the screw head and the metal roofing panel when it is inserted into the panel. Although it seems easy enough, there are a number of mistakes that can be made, including underdriving screws, overdriving screws, driving screws at an incorrect angle, and screws that miss the frame component.

Over driven screws: Many roofing companies may over drive the screw in an effort to maintain a tight seal between the metal roofing and the screw head. The rubber washer is broken by the unnecessary torque, which also causes it to spin out to the side.

Under-driven screws: These occur when a screw’s tension is insufficient to place the rubber washer firmly against the metal roofing panel. There is never any compression of the rubber washer and no gasket is created.

Screws that are driven at an incorrect angle prevent the rubber washer from lying flat against the metal roofing. A portion of the screw is sealed, but another portion is not.

Missing screws in the wood or metal framing below: Nothing exists against which they can seal. These leaks can be challenging to locate since frequently the screw is present, but if you didn’t touch it, you wouldn’t know that it hadn’t hit anything and hadn’t sealed.

The rubber washer may not be secure even if the screws were properly fastened with the proper amount of torque. The rubber washers are not fond of hot summers followed by bitterly cold winters. It can be very challenging to tell which screw is leaking and which is not when they deteriorate and lose their seal.

2. Stack flashings

The region around stack flashings is another region on a metal roof that is extremely prone to leaks. The “boots” or flashings that surround pipes that protrude from a metal roof are called stack flashings. Plumbing pipes, HVAC vents, and air vents must all vent through the metal roof. Water resistance for the pipe is provided by the stack flashing. The majority of stack flashings are made of rubber or rubberized material that “squeezes” around the pipe to create another seal while sitting flat on the metal roof and creating a seal. These seals are constantly put to the test by the expansion and contraction of the metal roofing.

The rubber flashings are also harmed by the sun, and they last only about half as long as a metal roof. It’s a recipe for failure because the more caulking, sealer, or tar applied beneath and around the stack, the more they appear to pool water and leak.

To keep your building dry, prepare to replace worn or rotted stack flashings.

3.  Missing sealants 

When a metal roof is constructed, metal roof sealants are typically not as durable as the metal roofing panels and must be updated as part of routine roof maintenance. As they deteriorate, sealants under trimmings like metal ridge caps and Z flashings, around roof transitions, counter flashings, reglets, and pitch pans will occasionally need to be “topped off.” Make use of a metal roof sealer designed especially for metal roofing. The paint on the roofing panels and trimmings may not be compatible with other kinds of silicone caulking. Any sealant must be able to remain flexible and stretch with metal without breaking its seal if it is to endure the daily cycle of expansion and contraction that metal roofing experiences. 

4. Curb Flashings 

Typically, HVAC units on metal roofs are laying on curbs. The method of installing metal roof panels is quite simple, but the flashing is when a metal roofer’s skills are really put to the test. HVAC provide little room for error when creating the flashing, and maintaining a dry curb can be more difficult than it sounds. The two higher corners of the curb flashing and the uphill side of curbs are challenging places, especially for bigger HVAC systems. Water frequently accumulates behind the unit and “stands” behind the flashing, eroding sealants and causing leaks. The uphill side will hold more water the more caulk, sealant, or tar you apply. Without removing the metal roofing panels and beginning anew, this situation is tough to resolve.

5. Seams and overlaps 

A problem known as capillary draw causes seams where two sections of metal roofing overlap each other to frequently leak. Water can actually go uphill between two firmly linked pieces of metal when there is a capillary draw. However, if used incorrectly, sealant or butyl tape can actually make leaks worse than if no material had been used at all. Sealant or butyl tape between the two pieces of metal can interrupt the capillary draw.

6. Surface Rust

The rate at which your metal roofing rusts will depend on the finish you use. When metal is exposed to the elements, it naturally rusts. Fortunately, leaks do not always result from rust.

But if you see rust on your metal roofing, fix it right away. If neglected, rust will spread and result in damage. It will gradually eat away at the metal, leaving holes, and the covering will start to peel and the metal will start to scale. All of this may cause serious structural damage.

To prevent the rust from spreading, it’s crucial to urge that your contractor apply a rust inhibitor. It won’t totally stop or eliminate the rust, but it will buy you some time to arrange for the required repairs.

How to Patch a Metal Roof

Standing seam and r-panel metal roofing systems are exceptionally strong and long-lasting. With careful maintenance, you can anticipate a lifetime of at least 60 years. One of the best things about metal roofs is that, in contrast to other roofing systems, they don’t require replacement as frequently.

For decades, metal roofing has been the material of choice for industrial buildings, modern residences, farmhouses, and barns alike. Metal roofing has many advantages, including durability, attractiveness, and strength.

After years of abuse from severe weather, hail, and debris, even the most durable materials will require repair. Learn how to repair a metal roof for many more years of dependable coverage.

Know When to Patch a Metal Roof

A repair or complete panel replacement is needed if there is a hole in the metal roofing. On your home, contractors will almost always advise replacing the panel, but on barns, patios, or in a hidden location, repair patches can be a perfect solution.

If patches can be seen on the roof from the ground, they won’t look nice. A metal roof patch, on the other hand, is less expensive than replacing the entire panel if the damage cannot be seen.

The ideal option is to replace the panel, and that a patch is only a short-term fix. The metal roof system’s weakest link will be a patch, but if installed properly, it should last for several years until stronger repairs can be completed.

Steps When You Need to Fix a Metal Roof

1. A metal roof is the best type of roof system you can have. If there is a problem, you should hire a company that specializes in fixing metal roofs. Hire the best men to advise you on repairs. Ask them about their plan for making the repair, get images, and get an estimate.

2. Caulking or coating over issues with a metal roof will soon lead to a variety of other issues, some of which will void your warranty and others which will decrease the life and increase the cost of your roof.
3. Hire a metal roofing expert if you need to change the roof, install openings, add equipment or make repairs.  Taking short cuts here is not a good idea. Specially created components for metal roofs enable for movement and optimum sealing. Metal roofs are not intended to be covered with conventional roofing materials.
4. Replace the roof with a new metal roof if it has actually reached the end of its useful life. The structure was built specifically for a metal roof. Use a retrofit system that has been thoroughly engineered and can provide documentation proving that it will abide by the most recent building requirements for wind and snow loads. Your ability to be insured and your house get sold will both be improved. Additionally, it will result in the lowest overall cost for your investment.