Most metal roof leaks come from the screws. Each screw has a rubber washer that dries out and cracks in the sun, or the screw backs out as the metal expands and shrinks. Other leaks come from lap seams, rusted panels and flashing at the ridge and walls. We replace failed fasteners with new oversize screws, seal seams, patch or replace rusted spots, and send you photos.
Metal roofs last a long time, which is why so many homes, barns and shops around Pine Bluff have them. The panels themselves often outlive the parts that seal them. After 10 to 20 years, the washers on the screws are usually what is failing, not the metal.
Signs your metal roof is leaking
- Drips or stains below the roof that line up with rows of screws
- Screws that are loose, tilted or missing
- Cracked or missing rubber washers under the screw heads
- Rust around screw holes, laps or the bottom edge of panels
- Leaks during heavy or wind-driven rain
- Water marks on the underside of the metal in a barn or shop
Where metal roofs leak
Exposed fasteners
Most residential and farm metal roofs in the area are exposed-fastener panels, with thousands of screws through the metal. Each washer is a small seal. Heat, UV and the constant expanding and shrinking of the metal wear them out. Screws that were over-tightened crush the washer from day one. Under-tightened ones leak around the edge. Our answer on metal roof leaking at the screws has more.
Lap seams
Panels overlap at the sides and ends. Without sealant tape in the lap, or when the lap is on the wrong side for the wind, water gets pulled in by capillary action.
Flashing and trim
Ridge caps, wall flashing, and the trim around pipes and skylights are common leak spots, especially if the closure strips under them are missing and wind drives rain in.
Rust
Scratches, cut edges and spots where debris sits hold moisture and rust through over time. Pine Bluff’s humidity (about 69% on average) keeps those spots damp.
How we repair a metal roof
Find it
Attic check first, then the roof. A water test if the spot is not obvious.
Price it
A written price for the exact repair. You approve it before we start.
Fix it
We repair the spot that leaks and check the area around it.
Prove it
Before and after photos go to your phone.
On a screw leak, we replace the failed fasteners with new screws that have fresh washers, one size up where the hole has worn oval, driven to the right tightness. On a whole roof of aging screws, it often makes sense to replace every screw at once. We seal open laps with butyl tape and a compatible sealant, patch small rust holes with metal and sealant, and replace panels that are rusted through. Pipe boots on metal roofs use a flexible boot made for metal, not a shingle boot.
Text Jacob a photo of the roof and where the water shows up inside. Same-day response in Pine Bluff, and a written price first.
Metal roof repair cost in Pine Bluff
| Repair | Typical range |
|---|---|
| Replace screws in a leaking area | Quoted on site |
| Rescrew the whole roof | Quoted on site, depends on roof size |
| Seal laps and flashing | Quoted on site |
| Replace a rusted panel | Quoted on site |
Metal roof repairs depend on roof size, panel type and access. Your written price comes after we look, and you approve it before any work starts.
What you can check yourself
In a barn or shop you can often see the underside of the roof. On a sunny day, look for pinpoints of light at screw holes. After rain, look for drip marks lined up with the screw rows. From the ground, zoom in with your phone on the screw heads. Rusty, tilted or missing screws stand out. Never walk on a wet metal roof. It is very slippery.
Condensation or a leak?
Metal roofs without a vapor barrier or insulation underneath can “rain” inside on cool, humid mornings as condensation forms on the cold metal. That water drips everywhere, not just at screws, and shows up without rain. The fix is different, so we check for it first. See roof leak or condensation.
Metal roofs are common on farm homes and shops around Hooker and Ladd and Sulphur Springs. Mobile home metal roofs have their own page: mobile home roof leak repair.
Metal roof leak FAQ
How long do metal roof screws last?
The metal can last decades, but the rubber washers on exposed fasteners often wear out in 10 to 20 years in the Arkansas sun.
Can I just put caulk on the leaking screws?
It may slow a leak, but caulk over a cracked washer does not last. Replacing the screw with a new one is the lasting fix.
Do you repair metal barn and shop roofs?
Yes. We repair metal roofs on homes, barns, shops and small commercial buildings.
Should I coat my metal roof?
A coating can seal an aging metal roof and slow rust, but loose screws and rusted-through panels must be fixed first. See roof sealing and coating.
Why does my metal roof drip on cool mornings?
That is likely condensation, not a leak. Warm humid air hits the cold metal and drips. It needs ventilation or insulation, not new screws.