I have a metal roof. Not standing seam but U panels much like metal buildings are made from. The house was built in 1998 and it is the original roof so I don't think a 24 year old roof in west texas owes me anything. The roof has developed numerous leaks in the 12 years I lived here. The screws seem to be coming loose. Maybe the neoprene washers are deteriorating just enough for the screws to get loose and then the wind puts stress on the panels. Also the difference in expansion and contraction of the steel and underlying wood cause the metal to "work" the screws and make them loose over decades. What happens is the screws come loose and water leaks around them in the process it rots the decking right around the screw so there is no tightening it. The leak gets larger as the wood decays and then you have a visible leak coming down the ceiling in the house.

We have had different professionals look at it and they are able to stop every leak we point out and then we might go a few rains with nothing and then bam we have a leak in another place. The most recent one popped up two weeks ago with the 4" rain that came through the ceiling in the closet onto the wife's clothes. Needless to say she was not happy.

We have about given up on repairing it and are contemplating going with new. My parents had a metal roof growing up and we never had an issue with it I wonder if mine was poorly installed or something.

Shingles are much cheaper than metal. Why would I want metal over shingles? It seems shingles get hail damage before they go bad. You rarely hear of people having to pay for shingle roofs out of pocket. Metal is more durable but what if it wears out on the screws like mine and then you have to pay out of pocket to replace it. Hail doesn't seem to really hurt it. I am contemplating going to shingles. They are half the price and seem to work fine for 95% of America. I don't mind paying for metal again if it is worth the cost but I am not sure I see it?

Need a standing seam roof or similar where the screws are not exposed

That’s what we have, nearly 25 years and no issues. Was twice the price of other roofs with exposed screws, but so far worth it. Have known too many people having same problems you are. Were sold on. Metal roof, but not schooled on issues……

Yes. They are twice the cost of shingles though. I definitely don't want what I have now. Why would I want to pay double for standing seam vs shingles? What is so much better?

I assume you have insurance?

The cost to replace metal vs shingles is their concern not yours.

Obviously if you decide on standing seam you would be out the difference

Negative. R panels use screws which require maintenance. Lack of maintenance is not covered. Without storm damage, there will be no coverage response.

The rubber grommets have a 30 year life. No maintenance required. Sun (Mother Nature) damaged them. Replace my roof.

Sun and Mother Nature are not covered perils.

Bring it up with the grommet company. See where it gets you.

https://www.extrememetalfabricators.com/woodzac-metal-roofing-screws
Did you know that they make an oversize replacement screw that would most probably cure all your problems?
Look at #17

That’s between my insurance company and them. That’s why i pay insurance

Insurance does not guarantee warranties.

Hud. You an agent or a State Farm adjuster?

SF agent training. “Deny, Deny, Deny”

No, just the way it is.

Same with Allstate.

While I recognize metal roofs are more resistant to hail, the shingle roofs I’ve had have always held up well. My parents house I grew up in got a new shingle roof in 1990… it’s still got that roof and doesn’t leak. My first house was built in 2006 still has original roof and had no leaks or hail damage. Not all shingles are created equal.

Talk with Jason. He had a type of metal roof put on his new home that is like standing seam but not.

The manufacturer of the radiant barrier roof in my house paid up when my home owner insurance sued them. Seems the metal clips were an issue when the roof was struck by lightning. Need to be plastic. There's more detail but it's beside the point. I don't know how much was paid but I got a portion.

The real deciding factor is how long are you staying in the home, and is the cost to value ratio worth the extra expense of doing it right the first time? Shingle roofs with quality shingles properly installed will last 20-40 years now, depending on the exposure and harsh conditions. If you are in a high wind/large hail zone then subtract 5 years. Quality standing seam roofing will last 20-40 years, and depending on the paint and treatment, and will be corrosion resistant for the entire time. If you have a smaller roof custom home, consider the expensive alternative of copper, but know that it will be three times the cost, but last 60-100 years!!! The newest fiberglass panel clay tile replicas are pretty, tough as nails, and also last 20-30 years if you want to change appearance.

Errr...., lightning, a covered peril, was the key.

I was caught off guard by the 40 year standing seam life assertion and consulted The Google. Mistakenly, I thought it would indicate a 75 year useful life - Metal roofs offer many benefits, including: Longevity. Metal roofs can last 40-70 years, depending on the material. Traditional asphalt roofing materials have an estimated life expectancy of roughly 12-20 years.

In the Texas heat and for the most part, 20 year composition shingle roofs don't last 20 years. The same can be said for 30 year dimensional shingles. If the roof isn't properly vented, the shingles will deteriorate even faster. Insurance does not cover wear & tear nor warranty as previously discussed. There has to be an event (ie: wind, hail, or whatever) causing damage triggering an insurance pay out to be provided.

As composition shingle roofs age, their resistance to weather events diminish. Insurance companies know they make a lot of money on roofs 1-5 years old, some money on roofs 6-10 years old, break even on roofs 11-15 years old and then start to lose money when 16 years and older. That's why you see roof age as a pricing component and why some companies resort to no replacement cost when roof age is over 15 years old or maybe worse yet, scheduled depreciation on roofs.

Tennessee V Crimp, R panel and other non-standing seam metal roofs do require maintenance. Few people undertake this. I guess they are expecting insurance to come to the rescue when the fastener systems fail or outlive their useful lives.

I don't even want to get in to Metal Roof Discounts and their accompanying cosmetic damage exclusions.

Mueller CF panel is what is on my house. NO EXPOSED FASTENERS Go to their website and see what you see.

Purlin frame.
5/8" OSB
Water membrane
Steel sheets

It'll probably be something my daughter can worry about when I'm dead and gone.

Of course. But my insurance company did not manufacture the radiant barrier. The insurance company did not have to file suit and even though they did the manufacturer could have said we'll see you in court, but they did not, they settled. That's the point. You said:

"Bring it up with the grommet company. See where it gets you." suggesting that if brought to the attention of the grommet company they would do nothing. That's exactly what my insurance company did via the law suit. And where did that get them? Money in their pocket and mine. Do you see the parallel?

The insurance company never would have been involved were it not for the lightning or some other covered peril allegedly providing damage. They aren't there to make sure you roof was installed correctly or built right unless a payable claim event takes place. The insurance company used their subrogation processes to correctly have the appropriate, responsible culprit pay out and avoided you the expense of your deductible. If the grommets had simply worn out and not been improperly installed, they would not have had a leg to stand on and the subrogation process would have been a moot point.

We occasionally see events akin to this when the grommets wear out, no longer keep rain from penetrating and then the insureds expect a new roof. That's not what happens.

My apologies for, apparently, having not been thorough enough or misleading you. That wasn't the intention.

Bought an old barn house about 18 months ago, first rain leaks all over. My house was built in 1985 and the remodel is beautiful but obviously they missed the roof and inspectors are worthless. Had a roofer come out, he got up there pulled a screw out and said that replacing the screws wouldn't be suffice. So what he did was ordered one size bigger in diameter (5400 screws). He said he would replace every screw. He also lifted all the seems on every panel and replaced with some sort of double sided sticky tape but this stuff is nasty. I found a few strips around the house after the job was done and it took WORK getting it off my concrete once it melted to it. Can only imagine what kind of membrane it creates up on the roof where it gets really hot. With that said, it cost me 4k to complete the job. Have been through some DOWN POURS since it was done and not a single leak. Basically you are right, the screws will keep backing out if replaced with same diameter and this is what the roofer told me as well. He said no need for the metal to be replaced as it was still in good enough condition to be a roof (despite being 30 year old steel).