Can you install metal over an existing roof?

Sometimes — but we usually recommend tearing off. A clean tear-off lets us inspect and replace bad decking, install proper ice and water shield, and start with a flat substrate. Layovers on metal are technically possible but rarely the right call for a roof you want to last 50 years.

Standing Seam Metal Roofing | Oakland County, MI

Why a metal roof actually makes sense in Michigan.

It's not for everyone. It costs more up front than asphalt. But four things make metal punch above its weight north of the I-696:

Snow and ice shed clean. A standing seam panel has no granules to catch snow. With a proper pitch, snow leaves the roof before ice dams form. (We still recommend snow guards over walkways and entries — physics doesn't care about your front door.)
Freeze-thaw stops mattering. The cycles that crack asphalt and dry-rot wood shake have no purchase on a sealed metal panel. Metal expands and contracts; it doesn't crack.
Insurance premium discounts. Most carriers offer a 10–35% homeowner premium discount for a Class 4 impact-rated metal roof. Over 30 years, that often closes most of the gap with asphalt.
It doesn't look industrial anymore. Standing seam in deep matte colors (rich charcoal, slate gray, dark bronze) reads as architectural, not agricultural. Stone-coated steel mimics shake or tile up close. Both look at home in Bloomfield Hills, Birmingham, and the older Rochester neighborhoods.

Our standing seam spec

What goes on every metal roof we install.

Tear-offFull tear-off to the decking. Bad decking replaced before panels go on.
Ice & water shieldFull-coverage high-temp ice and water shield (Grace Ultra or equivalent) across the entire roof field. Metal can't tolerate standard ice and water shield — the heat from the panel breaks the asphalt down. High-temp membrane is non-negotiable.
UnderlaymentSynthetic underlayment rated for metal substrates.
Panels24-gauge G-90 galvanized steel, Kynar 500 / PVDF paint system. 1.75" mechanical seam on standing seam profiles. Panel widths to fit your roof — we don't force a stock width and waste your money on cutoff.
FastenersHidden clip-fastened on standing seam. No exposed screws into the field of the panel. Exposed-fastener "ag panel" roofs are not what we install.
Trim & flashingMatching 24-gauge custom-bent trim — drip edge, rake, ridge cap, valley, sidewall, headwall. All formed on-site or shop-bent to the exact dimensions of your roof.
Seam closureMechanically seamed on every standing seam install. We carry a Drexel SeamRunner that mechanically closes the seam to a true 360° lock. Snap-lock-only is not what we install on Michigan-pitch roofs.
Snow retentionColor-matched snow guards over entries, walkways, decks, and HVAC equipment. Specified during the estimate so you see exactly where they're going.
WarrantyManufacturer paint finish warranty (30–40 years against fade, chalk, and film integrity). Substrate warranty (40+ years). Our workmanship warranty in writing — 25 years standard on metal.

The product lines we install

Four panel systems. Each for a specific kind of house.

McElroy Metal Maxima

Profile: 1.75" snap-lock or mechanical-seam standing seam.

Best for: the broadest range of residential applications. McElroy is one of the largest North American mills, supply is reliable, and the finish quality is consistent.

Why we install it: Kynar 500 finish, wide color palette, and panels we trust to deliver on the warranty.

Drexel Metals DMC-175S

Profile: 1.75" mechanically-seamed standing seam.

Best for: low-slope roofs, lakefront exposure, and any roof where wind uplift is the primary concern. The 360° mechanical seam is the gold standard for water and wind tightness.

Why we install it: we own the SeamRunner. Most local roofers don't, which means most local roofers can't install this panel correctly.

AEP Span Klip-Rib

Profile: 1.5" snap-lock standing seam.

Best for: moderate-to-steep pitches where mechanical seaming isn't required and the homeowner wants a slightly cleaner, narrower rib look.

Why we install it: AEP Span's PVDF finishes hold color longer than almost anything on the market.

Decra Stone-Coated Steel

Profile: stone-coated steel shingle or tile profile.

Best for: homes where the architecture calls for the look of cedar shake, slate, or clay tile — but the homeowner wants the lifespan and weight of metal.

Why we install it: Decra's been in the U.S. market since the early 1980s. Their early roofs are still on, still keeping water out. That's the test that matters.

Pricing — straight talk

What a metal roof actually costs in Oakland County.

The most useful framing: metal costs roughly 2.5x to 3.5x asphalt on a like-for-like home. Here's where typical Oakland County jobs land in 2026:

Standing seam, simple roof, 22 sq$32,000 – $44,000 — single-pitch or simple gable, 24-gauge, snap-lock or mechanical seam.
Standing seam, complex roof, 28–32 sq$48,000 – $70,000 — multiple valleys, dormers, custom flashing details.
Stone-coated steel, average roof$28,000 – $42,000 — Decra Tile, Shake, or Shingle profile.
Color-matched custom snow retention$45–$80 per linear foot installed; specified during the estimate.

If the upfront number is a stretch, we offer financing — see Financing. A lot of homeowners spread the install over 7 or 10 years and end up paying less per month than they expected.

Frequently asked questions.

How long does a metal roof last in Michigan?

A properly installed 24-gauge standing seam steel roof has a 50+ year service life. Most paint finishes (Kynar 500 / PVDF) come with a 30–40 year fade and chalk warranty. Aluminum and zinc roofs go even longer. We've seen 1970s-era metal roofs in Michigan still keeping water out — they just need a paint refresh.

How much does a metal roof cost in Oakland County?

Standing seam metal typically runs 2.5x to 3.5x the price of an asphalt roof on the same house. A 2,400 sq ft home that costs $16,000 in asphalt usually comes in around $40,000–$55,000 in 24-gauge standing seam. Stone-coated steel sits between the two.

Is metal louder than asphalt in the rain?

Not on a residential install. Modern metal roofs are installed over solid decking with synthetic underlayment. The decking and attic insulation dampen the sound. Customers who switch from asphalt to metal usually say they can't tell the difference from inside the house.

Will a metal roof attract lightning?

No. This myth is persistent and wrong. Lightning strikes the highest point in an area regardless of material. A metal roof is actually safer — it's non-combustible and disperses the strike's energy rather than igniting the underlayment.

What about hail?

A 24-gauge steel panel earns a Class 4 impact rating — the highest available. Severe hail can cosmetically dent metal, but it almost never compromises the panel's ability to keep water out. Most insurers offer a meaningful premium discount on Class 4 roofs.

Can I do a partial metal roof — just the front, or just the porch?

Yes. We install metal accents on porches, dormers, bay windows, and entry overhangs as standalone projects. It's a popular way to add architectural interest without re-roofing the whole house.

Will a metal roof melt the snow off?

Not exactly — but snow sheds off a metal roof in chunks, not in a slow ice-dam buildup. That's why we install snow guards over walkways and entries. The roof itself is colder than an asphalt roof (no granules absorbing heat), so ice dams are far less common.

Will solar panels work on a standing seam roof?

Yes — and standing seam is the best residential roof to put solar on. The clamps attach directly to the seam without penetrating the roof. No holes, no leaks, no warranty issues.

Once. The last roof you'll buy.