Roof types
Metal roofs in Florida
Metal roofs in Florida come in two main kinds: standing seam, held by hidden clips, and exposed-fastener panels like 5V crimp, screwed through the face. After Hurricane Michael, FEMA's team found metal coverings on code-built buildings appeared to outperform other coverings. Your slope, wind zone and distance to salt water decide the rest.
Updated October 2026
The short answer
Metal is a strong choice for many Florida homes when three things line up. The panel carries a Florida product approval, and your roof falls inside its limits of use. The metal and its screws suit your distance from salt water. And the deck underneath is sealed, so a punctured panel need not mean water in the house, as FEMA documented after Michael.
Two kinds of metal roof
Standing seam vs 5V crimp metal roofs
Metal roofs come in two families. Standing seam panels join at raised seams and hold to the deck with clips hidden under the metal. Exposed-fastener panels, the family 5V crimp belongs to, are screwed straight through their face into the deck.
That one difference drives most of the trade-offs. Sheffield Metals, a panel maker, says the clips let standing seam panels expand and contract more freely. Screwed-down panels resist that movement, so the screws can back out as the metal moves. The same maker calls leaks one of the most common exposed-fastener problems and puts upkeep at up to twice a year. It also notes that sun breaks down the rubber screw gaskets.
Standing seam costs more up front, by the same maker's account. What you pay for is a weather surface with no screw holes in it.
Your roof's slope may make the choice for you
The Florida Building Code sets a minimum slope for each kind of panel (FBCR R905.10.2). Standing seam may go on a roof with as little as 1/4 inch of rise per foot. Lapped, non-soldered panels, the overlapping kind, need 3 inches of rise per foot, or 1/2 inch when the laps are sealed. Metal shingles need 3 inches (R905.4.2). On a porch roof or a low addition, slope can settle the question before price does.
Salt air
Steel or aluminum near salt water
On a coastal lot, corrosion is the first question. FEMA's coastal construction guidance says metal corrosion is most pronounced on homes within 3,000 feet of the ocean.
Coated steel comes with a coating warranty, and that warranty draws its own line. One steel maker's warranty for AZ55 aluminum-zinc coated steel, sold as Galvalume, excludes areas within 1,500 feet of salt water, marine atmospheres and salt spray. Other makers set other distances, so read the warranty for the exact panel on your bid. Sheffield Metals recommends aluminum panels for coastal properties.
Painted or bare, ask the same thing: what does the warranty for this coating and finish say about salt? The color chart will not tell you.
Screws and trim have to match the metal. Florida's residential code calls for galvanized fasteners on steel, accepts stainless steel on metal roofs, and requires aluminum-zinc coated fasteners on aluminum-zinc coated roofs (FBCR R905.10.4). On a re-roof, rusted, damaged or deteriorated vent flashing, metal edging, drain outlets, collars and counterflashing may not be reinstalled (R908.5).
Hurricane wind
How metal roofs handle Florida hurricane wind
Hurricane Michael struck Florida in 2018, and FEMA sent a team to study what failed. Its report says metal coverings on buildings built to the Florida Building Code appeared to outperform other roof coverings, though some were damaged.
FEMA's advice is about the whole assembly, not the word metal. It recommends panels tested to ASTM E1592 and notes the codes also accept ANSI/FM 4474, UL 580 or UL 1897 for panels over solid decks. Florida's building code lists UL 580, ASTM E1592 or TAS 125 for metal panel systems (FBC-B 1504.3.2).
The wind load starts with your address. Florida's wind mitigation form sends inspectors to the ASCE 7-22 hazard tool for a site's design wind speed. It then sorts the home into the HVHZ, Region 1 (140 mph or more), Region 2 (130 to 139 mph) or Region 3 (under 130 mph).
Under the panels, the code gives three underlayment choices for metal (FBCR R905.1.1.1). One is a fully adhered ASTM D1970 membrane over the whole deck. Another seals every deck seam with membrane strips or tape, then covers the roof with underlayment. The third is two lapped layers. Where the design wind speed reaches 170 mph or more, the underlayment nails need metal caps.
One Florida rule worth knowing when you read brochures: a product may not be marketed as hurricane or windstorm protection unless it holds state product approval (Fla. Stat. 553.842).
Heat
Heat, color and what Florida's test houses showed
Color does most of the work on a hot roof, and metal is no exception. In the summer of 2000, the Florida Solar Energy Center tested a white metal roof on one of its side-by-side test houses in Fort Myers. After adjusting for differences between the houses, the researchers found it used 24.0 percent less cooling energy than the dark-shingle house from July 8 to 31. On the peak day, July 26, the gap was 33 percent.
The study grouped white metal with two other white reflective roofs and put their cooling savings at 18 to 26 percent, with peak demand down 28 to 35 percent. The dark-shingle attic ran 40°F hotter than the outdoor air at the peak hour. With highly reflective roofs overhead, the attic at that hour was no hotter than the air outside.
Treat those figures as a test, not a promise for your house. The same study measured terra cotta tile at just 3 to 9 percent, a reminder that a dark bronze metal roof is still a dark roof. Industry marketing quotes wider savings, with no method shown.
Lifespan
Metal roof lifespan in Florida: 17 to 80 years, depending on who you ask
We found no Florida study, with a published method, that measured how long metal roofs last here. What exists is a set of ranges, and they do not agree.
| Item | What it says about metal roofs | Who publishes it |
|---|---|---|
| Metal Roofing Alliance | Often 40 to 70 years; at least 2 to 3 times longer than a regular roof | Industry association |
| Metal Construction Association, quoted by a panel maker | Sixty years or more | Industry association |
| InterNACHI national chart | 40 to 80 years | Home inspectors' association; no method published |
| InterNACHI Florida chart | 17 to 20 years | Florida and coastal guideline; no method published |
| NRCA consumer guidance | Most new roofs about 20 years; certain metals can last longer | Roofing contractors' association |
| NAHB life-expectancy study, 2007 | No line for metal roofs | National home builders' study |
The InterNACHI Florida figure sits far below every other source, and the chart does not say why. Two of the long estimates come from groups that promote metal. Read the whole spread as the honest answer.
Myths
Rain noise and lightning: two common metal roof myths
On rain noise, the Metal Roofing Alliance, the industry's trade group, says metal makes little more noise from rain or hail than other materials. It also rates indoor noise as comparable to asphalt shingles. That is the industry's own claim, so weigh it that way.
On lightning, the same group says a metal roof does not increase the risk of a strike. With near-daily thunderstorms through the rainy season in west-central Florida (NWS Tampa Bay), it is a fair thing to ask.
Roof-over
Can a metal roof go over existing shingles in Florida?
Sometimes. Florida's residential code requires the old roof to come off in four cases (FBCR R908.3):
- It is water-soaked or too deteriorated to serve as a base.
- It already has two or more layers of roofing.
- It has blisters that are not cut open and secured.
- It is tile, slate or wood shingle or shake.
The exception is a complete and separate roofing system that carries its loads straight to the structure without leaning on the old roof. The code's example is standing seam. Whether your panel and its framing qualify is the building official's call.
Ask your building department before you plan on it. The 8th edition marks its roof re-cover sections "Reserved", and we found no statewide answer on how local offices treat a roof-over.
Then weigh what a roof-over skips. When the covering comes off a house permitted before the Florida Building Code, the code requires two upgrades (FBCR R908.7). One is extra ring-shank nails where the old deck nailing falls short; the other is a secondary water barrier. A roof-over leaves the old nailing and unsealed deck seams in place. Both are attic-side items Florida's wind mitigation form records.
Florida code
Product approval, permits and the HVHZ
Every metal panel and metal shingle on a Florida home must follow its product approval's "specifications and limitations of use" (FBCR R905.4, R905.10). It must also be made under a quality program audited by a third party the Florida Building Commission recognizes.
You can check any product yourself. Ask for the FL number of every roofing product on the bid, then look each one up in the Florida Building Commission's product approval search.
A metal re-roof needs a permit like any other, though reroofs skip plan review (FBC-B 105.1, 107). The building official inspects the sheathing with the dry-in, then the finished roofing (110.3). Our roof replacement page walks through both visits.
Insurance
Insurance and a metal roof: what Florida's forms say
The state's consumer notice on wind discounts has no separate line for metal (OIR-B1-1655). Its list of features that can earn a hurricane credit:
- A roof covering that meets the Florida Building Code
- How the roof deck is attached
- The roof-to-wall connection
- Roof shape: hip or other
- A secondary water barrier
- Shutters or other opening protection
Those discounts apply only to the hurricane-wind part of the premium, and the notice says they are not calculated cumulatively. Each insurer must describe its own hurricane discounts on its website (Fla. Stat. 627.0629), and only your insurer or agent can say what a new roof changes on your policy.
On the wind mitigation form itself (OIR-B1-1802, Rev. 04/26, effective April 1, 2026), metal is one of the listed covering types. The inspector records the permit date or the FBC or Miami-Dade product approval number, plus the year installed. Keep both with your house papers.
Age rules cover metal too. Fla. Stat. 627.7011(5) applies to policies issued or renewed since July 1, 2022. Under it, an insurer may not refuse to issue or renew a homeowners policy on a roof under 15 years old solely because of its age. At 15 years or more, the insurer must let you have the roof inspected, at your expense, before it requires a replacement. If that inspection finds at least 5 years of remaining life, roof age alone is not a reason to refuse. Citizens treats metal as a hard roof: past 50 years, it wants documents showing at least five more years of useful life.
Cost
What changes the price of a metal roof
Nobody can price a metal roof honestly without measuring it. These are the things that move the number:
- Panel type: standing seam costs more than exposed-fastener panels such as 5V crimp, by a panel maker's account.
- Metal and coating: aluminum for a salt-air lot, or coated steel where the coating's warranty allows it.
- Tear-off or roof-over: how many layers come off, and whether your building department accepts a roof-over.
- Deck work: supplemental ring-shank nails and a secondary water barrier on homes permitted before the statewide code.
- Size, slope and shape: more roof means more metal, and every change of slope or direction, wall line and roof opening needs flashing (FBCR R903.2.1).
- Wind design: higher design wind speeds tighten the underlayment rules, and Broward and Miami-Dade add HVHZ permit and approval steps.
What to get in writing on every metal roof bid
- Panel profile, metal, thickness (gauge) and coating or paint finish
- The FL product approval number for each product, or the Miami-Dade NOA and its expiration date
- Which of the code's underlayment methods will be used, and whether the deck seams get sealed
- Fastener material matched to the panel: stainless, galvanized or aluminum-zinc coated
- Tear-off or roof-over, and how rotten decking will be handled
- Flashing, edge metal and ventilation work, the start and finish dates, and the payment steps
NRCA's own proposal checklist covers the same ground: covering type, maker and color, scope, tear-off, flashing and ventilation work, installation method, dates and payment. Then compare bids on the same gauge, coating and approval number, because two bids on different panels are two different roofs.
| Item | Standing seam | 5V crimp (exposed fastener) |
|---|---|---|
| How it is fastened | Clips hidden under raised seams | Screws through the panel face |
| Heat movement | Panels move on their clips | Screws restrict movement and can back out |
| Lowest slope, FBC Residential | 1/4 inch of rise per foot (1/4:12) | 3:12, or 1/2:12 with sealed laps |
| Upkeep a panel maker describes | No exposed screws to reseal | Up to twice a year; sun wears the screw gaskets |
| Over an existing roof | Allowed for a complete system that carries loads to the structure (R908.3) | Only if the building official accepts it as a complete, separate system |
| Up-front cost | Higher, per one panel maker | Lower, per the same maker |
Roof cost estimator
See a ballpark for a metal roof
Answer a few questions about your home to see a published Florida market range for standing seam or 5V crimp, labeled as not a South Fork Roofing price.
Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.
Questions
Metal roofs: questions
What is the biggest problem with metal roofs in Florida?
On exposed-fastener roofs such as 5V crimp, leaks at the screws are one of the most common problems. Sheffield Metals, a panel maker, says panels screwed down without clips cannot move freely as they heat and cool, so the screws work loose, and sun breaks down their rubber gaskets. Near the coast, the second problem is corrosion, which FEMA says is most pronounced within 3,000 feet of the ocean. Standing seam keeps screws out of the weather surface, but it costs more. Whatever you choose, ask what the screws, clips and edge metal are made of.
Is a metal roof a good idea in Florida?
It can be, if the panel fits the house. Metal coverings on code-built buildings held up well in FEMA's Hurricane Michael findings. White metal cut cooling energy in Florida Solar Energy Center tests, and Citizens counts metal as a hard roof with a 50-year age line. The trade-offs are a higher price for standing seam, corrosion near salt water, and screw upkeep on exposed-fastener panels. It is a good fit when the product approval, the coating and your roof's slope all suit the address.
How long does a metal roof last in Florida?
Published estimates run from 17 to 80 years, which means the sources disagree. The Metal Roofing Alliance says often 40 to 70 years. InterNACHI's national chart says 40 to 80, while its Florida chart says 17 to 20, and neither chart shows a method. NRCA says most new roofs give about 20 years of service and certain metals can last longer. No Florida study we found measured metal roof life directly. Treat any single number as one estimate among several.
Does a metal roof lower home insurance in Florida?
Not by itself, going by the state's forms. Florida's wind discount notice credits features such as deck attachment, roof-to-wall connections, roof shape and a secondary water barrier, and it has no line for metal as a material. A metal re-roof that also re-nails and seals the deck can change those answers on a wind mitigation report. Each insurer sets its own discounts and must describe them on its website. Ask your insurer or agent what a new metal roof would change on your policy.
How much does a metal roof cost on a Florida house?
It depends on the panel, the metal, your roof and the code work, so no fair number exists until someone measures. Standing seam runs higher than 5V crimp, by one panel maker's account. Aluminum for a salt-air lot, a tear-off, deck re-nailing, a sealed deck, a cut-up roof with many valleys, and an HVHZ address in Broward or Miami-Dade all add work. The quote tool asks for those same inputs, so start there.
What is 5V crimp metal roofing?
5V crimp is an exposed-fastener metal panel: screws go through the face of the panel into the deck, with no hidden clips. Its panels overlap at the edges, so Florida's code treats it as a lapped-seam roof. That means at least 3 inches of rise per foot, or 1/2 inch with sealed laps (FBCR R905.10.2). It costs less than standing seam. A panel maker puts exposed-fastener upkeep at up to twice a year, since screws can loosen and their gaskets age in the sun.
What type of metal roofing is best for Florida?
The right panel depends on three facts about your house. First, distance to salt water: a panel maker recommends aluminum for coastal homes, and steel coating warranties can exclude lots near salt water. Second, slope: standing seam is allowed down to 1/4 inch of rise per foot, while lapped panels need more. Third, budget: standing seam costs more but keeps screws off the surface. Whatever the panel, it needs a Florida product approval that covers your roof.
What are the downsides of a standing seam metal roof?
The main one is price: a panel maker says standing seam costs more than exposed-fastener panels. Steel standing seam near the ocean also faces the same coating limits as any steel roof, so read the coating warranty for salt-water exclusions. Its slope advantage only matters on a low roof, because exposed-fastener panels are allowed at 3 inches of rise per foot and up. And like any metal roof, it still depends on what is under it: FEMA credits a sealed roof deck with keeping water out when panels are punctured.
Is it a good idea to put a metal roof over shingles?
It can be allowed, but check two things first. Florida's code normally requires a tear-off when the old roof is wet, deteriorated, blistered or already two layers deep. The exception is a complete, separate system, such as standing seam, that carries its loads to the structure, and your building department decides whether a given system qualifies. Second, a roof-over gives up the deck re-nailing and secondary water barrier that a tear-off brings on an older home, and insurers' wind forms ask about both.
Will a metal roof rust near the beach?
Steel can, so the distance from your house to salt water matters. FEMA flags homes within 3,000 feet of the ocean as the place metal corrosion is most pronounced, and one steel maker's coating warranty excludes sites within 1,500 feet of salt water. A panel maker recommends aluminum for coastal properties. The fasteners matter too: Florida's code pairs aluminum-zinc coated fasteners with aluminum-zinc coated roofs and galvanized ones with steel, and it accepts stainless. Ask what every screw and clip is made of.
Are metal roofs good for hurricanes?
Florida's own storm record says they can be. After Hurricane Michael, FEMA reported that metal coverings on code-built buildings appeared to beat other coverings, though some were damaged. FEMA recommends panels tested to ASTM E1592 and a sealed roof deck. In one house it documented, neighbors' blown-off shingles punctured the metal panels, and the sealed deck still helped keep the water out. The test rating, the fastening and the deck make the difference.
Does a metal roof make a Florida house hotter?
A light-colored one does the opposite, going by Florida test houses. In the Florida Solar Energy Center's Fort Myers study, a dark-shingle attic hit 40°F above the outdoor air at the summer peak. Highly reflective roofs held their attics to outdoor temperature or below. The white metal house used about a quarter less cooling energy than the dark-shingle house over the test period. Color drove that result, so do not expect the same from dark metal.
What gauge should a Florida metal roof be?
We found no Florida code section that sets one gauge for every home. The code does require metal panels to be made to their product approval's specifications and limitations of use, under audited quality control (FBCR R905.10). So ask each bidder for the gauge, the coating and the FL approval number in writing. Look the number up on the Florida Building Commission's product approval search, and compare bids on the same panel. A thinner panel at a lower price is a different roof, not a discount.
Service areas
Roof replacement in your county
Central Florida
North Central
Nature Coast and Pasco
Tampa Bay
Southwest
Space Coast
Southeast and Treasure Coast
Keep reading
Related services and roof types
- Roof replacementTear-off, deck, code items and the two inspections.Read more
- GuttersSizing for Florida rain, downspouts and fascia.Read more
- Commercial roofingLow-slope systems, drainage and the code for buildings.Read more
- Shingle roofsFlorida lifespans, code and what changes the price.Read more
- Tile roofsFlorida lifespans, code and what changes the price.Read more
- Flat roofsFlorida lifespans, code and what changes the price.Read more
Sources for this page(52)
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