Metal Roofs: Cost, Lifespan, and Insurance

The short answer

A metal roof often lasts 40 to 70 years or more, far longer than asphalt shingles. It also costs more up front, and estimates vary a lot by source. Many insurers let a metal roof get much older before they ask for proof of its condition, and some give credits for impact-rated metal. In hail country, though, read your policy for a cosmetic damage exclusion before you count on dents being covered.

Is this you?

You have a metal roof and your insurer is asking about its age or condition.
Your insurer wants a new roof and you are thinking about metal.
Hail dented your metal roof and you are not sure the damage is covered.
You were offered a discount for an impact-rated roof and want to know the catch.

The three main kinds of metal roof

Not all metal roofs are the same. The type matters for cost, for how long it lasts, and for what an inspector looks at.

Type	What it is	Typical installed cost per sq ft	Expected life
Standing seam	Long panels joined by raised seams. The fasteners are hidden under the seams.	$7 to $30*	50 to 75 years (GuideOne); 50 to 80 years (HomeAdvisor)
Metal shingles	Metal stamped to look like shingles, slate, or wood shakes.	$7 to $22*	40 to 50 years (GuideOne)
Exposed-fastener panels	Ribbed or corrugated sheets held down by screws driven through the face of the panel.	$3.50 to $15*	Fewer published estimates. The exposed screws are a key thing to inspect.

Cost per square foot figures are from HomeAdvisor. A roofer measures roofs in “squares” (one square is 100 square feet), so ask any quote to show both.

What a metal roof costs

Total price depends on the size of your roof, the metal, and the panel style. Sources disagree a lot:

HomeAdvisor puts a typical metal roof at about $6,043 to $18,340*, with an average near $11,764*.
HomeAdvisor puts standing seam alone at about $9,400 to $32,600*.
The 2025 Cost vs Value report, which tracks full replacement projects done by professionals, lists a national average of $51,865* for a metal roof. Its asphalt shingle roof came in at $31,871*.

The same report estimated that a metal roof recoups about 50% of its cost at resale, compared with about 68% for asphalt. So metal is usually a choice you make for long life and storm resistance, not for a quick payback. The only reliable number is a written quote for your house. Get two or three. See roof replacement cost for how quotes compare.

How long a metal roof lasts

The home inspectors’ group InterNACHI lists metal roofs at 40 to 80 years and copper at 70 years or more. A U.S. Department of Energy building guide says a metal roof can last 50 years or more. Real life depends on the metal, the coating, and the installation.

Near the coast: salt air is hard on metal. The Department of Energy guide calls for stainless steel fasteners within 3,000 feet of saltwater.
Coatings: if hail or age damages the paint or coating, the metal underneath can rust.
Mixed metals: using screws or flashing that do not match the panels can cause corrosion where they touch.

How insurers treat metal roofs

Age limits are usually more relaxed. Many insurers set age rules by roof type. Florida’s Citizens Property Insurance treats tile, slate, concrete, and metal as “hard” roofs. Its rules ask for proof of remaining life on hard roofs older than 50 years, compared with 25 years for shingle and other “soft” roofs. A Florida insurance agent told CBS12 in 2026 that carriers generally accept metal roofs to around 40 years, compared with about 15 for shingles. Private insurers each set their own rules. See what major insurers say about older roofs.

Impact-rated roofs can earn credits. Roofing can be tested for hail resistance under a standard called UL 2218 and rated Class 1 to Class 4. Class 4 is the toughest. The Texas Department of Insurance says formed metal panels can qualify, that each insurer sets its own discount, and that a Class 4 roof gets the highest credit. The FORTIFIED program from the Insurance Institute for Business and Home Safety (IBHS) requires metal panels to be Class 4 for its hail standard.

Watch for a cosmetic damage exclusion. Hail often dents metal without causing a leak. A cosmetic damage exclusion means the insurer will not pay for damage that changes how the roof looks but not how it works. In Texas, these endorsements have been allowed since 1998 for roofs that get the impact-resistant credit, and they are void unless the homeowner signs them. The consumer group United Policyholders advises avoiding policies with this kind of exclusion. Courts also disagree on what “cosmetic” means. In July 2026, a federal appeals court said dents that weaken a metal roof’s ability to handle wind and snow can count as real damage, even without a leak.

Some policies pay roofs on a schedule. United Policyholders warns that some policies limit roof payouts based on the roof’s type or age, even if the rest of the house has full replacement cost coverage. Learn more about actual cash value (ACV) roof coverage.

What inspectors look for on a metal roof

Dents from hail, and whether the coating is cracked or chipped
Rust, especially at cut edges, seams, and around fasteners
Loose, missing, or badly driven screws on exposed-fastener panels
Panels lifting at the edges, which can be a sign of clip or fastener problems
Flashing and sealant around chimneys, vents, and skylights

Repair or replace?

A metal roof rarely needs replacing just because of age. Dents alone are often a looks problem. Loose screws, failed sealant, and a few damaged panels can usually be fixed. Replacement makes more sense when rust has spread across many panels or leaks keep coming back. If your insurer sent a list of problems, ask a roofer to quote only those items first. Our guide to repair or replace for insurance walks through the choice.

Good to know

Before you buy a metal roof, ask your insurer three questions in writing. Do you give a credit for this roof, and at what impact class? Does the credit come with a cosmetic damage exclusion? What paperwork do you need? Keep the product label and the installer’s certificate. In Texas, for example, labels and a certificate are part of qualifying.

Want a local roofer to take a look?

A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.

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Common questions

Will a metal roof lower my insurance?

It can, but it depends on your insurer and your state. Impact-rated metal may earn a credit, and a newer roof of any kind helps. Ask for the exact discount in writing before you choose materials.

Does insurance cover hail dents on a metal roof?

It depends on your policy. Without a cosmetic damage exclusion, dents may be covered. With one, the insurer may pay only if the hail caused leaks or stopped the roof from working. Read your policy and endorsements, or ask your agent.

My metal roof is 30 years old. Will my insurer drop me?

Not automatically. Many insurers allow metal roofs to be much older than shingles. If yours asks about it, a roof inspection or roof certification showing years of life left is often the next step.

Where to go next

Sources (15)

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* Prices are estimates and could vary depending on roof size, labor, and materials used.