metal roofing help
We are looking at a metal roof (Fabral brand) standing seam is very expensive and may not be affordable for us. We had a quote for Grandrib and we could do that. We are concerned about the fastening system though. Fasteners are screwed through the panels to attach the metal roofing to the older asphalt roof. These screws have a neoprene washer with a stainless washer over it.
I called the roofer to inquire about these washers and them breaking down over time and he said that he has not seen this happen as long as they are installed correctly. He is an experienced roofer (metal only) and has done a number of similar roofs in our area and they do look very nice. He did offer a less expensive standing seam (crimped along the edges so that there are not exposed fasteners) however this standing seam is installed right against our old roof so that there is no airgap (which will provide us w/ more insulation, which we want)
The roofer provides a 10 yr installation warranty against leaks and so on. The roofs that are being done are not exposed to much sun at all, so I think the washers would not break down as fast.
We do have a an existing asphalt roof that is in so-so condition so any small leaks would probably just run down the asphalt roof and out under the metal roof, however of course we don't want that to happen!
I am really torn on what to do here. We plan on living in this house for a long time.
We could maybe afford the true standing seam if we do not do our porch roof and bathroom roof and only do the main roof.
The housing cost in our area is very stable so we would not make up a cost of a standing seam roof if we decided to sell at any time. I think people would like the metal roof but not pay more for it really.
Under our asphalt roof we actually do have the original metal roof. We have NOT had a leak in our house YET but we are deciding to replace because the shingles are looking very ratty and we would like to be a little pro-active. We do have some ice dams in the valley of our two roofs (this is why we are even more interested in the air gap w/ the roof installation)This air gap will provide the metal roof to vent easily and hopefully will help to alleviate some of this problem. Our roof is also steeply pitched so hopefully more snow will shed from the metal roof, than the asphalt roof.
So, I would LOVE some thought/suggestions on this!!! If anyone has an exposed fastener metal roofing suggestion I would love to hear about their experiences also.