Commercial Metal Roofing: Benefits, Types, and What to Expect

Metal roofing has been protecting commercial and industrial buildings for well over a century, and its popularity continues to grow. For building owners who prioritize longevity, low maintenance, and long-term value, metal remains one of the most compelling roofing options available. Modern commercial metal roofing systems combine proven durability with advanced coatings, improved thermal performance, and architectural versatility that earlier generations of metal roofs could not match.

At Windward Roofing & Construction, we have been installing and servicing commercial metal roofs and fabricating custom sheet metal components since 1984. This guide draws on our four decades of field experience to give you a thorough understanding of what commercial metal roofing involves, what it costs, how it performs, and whether it is the right choice for your building.

Why Commercial Building Owners Choose Metal Roofing

Metal roofing occupies a unique position in the commercial roofing market. Its upfront cost is higher than most membrane systems, yet many building owners consider it the best long-term investment they can make. The reasons are straightforward.

Exceptional lifespan. Commercial metal roofs routinely last 40 to 60 years, and many exceed that range. When you compare this to the 20 to 30 year lifespan of most membrane systems, the math becomes clear. A single metal roof may outlast two or even three generations of membrane roofing, eliminating the cost and disruption of multiple replacements over the building's life.

Low maintenance requirements. Metal roofs require far less ongoing maintenance than membrane systems. There are no seams to reseal, no membrane patches to apply, and no coating reapplications needed on a regular schedule. Routine inspections, occasional fastener tightening, and gutter cleaning are typically all that is required.

Superior weather resistance. Metal panels are inherently resistant to wind, hail, fire, and extreme temperatures. A properly designed metal roof system can withstand wind speeds exceeding 140 miles per hour and is classified as a noncombustible roofing material. This weather resistance translates to fewer emergency repairs and lower insurance premiums for many building owners.

Energy efficiency. Modern metal roof coatings reflect a significant percentage of solar radiation, reducing heat gain and lowering cooling costs. Cool metal roofing systems can qualify for ENERGY STAR certification and may contribute to LEED credits for sustainable building design.

Sustainability. Metal roofing is one of the most environmentally responsible roofing choices. Steel and aluminum are 100 percent recyclable at the end of their service life, and many metal roofing products contain a high percentage of recycled content. The extended lifespan also means fewer roof replacements and less material sent to landfills over the building's lifetime.

Types of Commercial Metal Roofing Systems

Standing Seam

Standing seam is the premium metal roofing system for commercial applications. Panels are joined by raised seams that stand 1 to 3 inches above the flat panel surface, keeping all connections above the waterline. Fasteners are concealed within the seam, eliminating exposed screw penetrations that can become leak points over time.

Standing seam panels are attached to the roof deck using clips that allow the panels to expand and contract with temperature changes without putting stress on the fasteners or the metal itself. This floating attachment method is critical for large commercial roofs where thermal movement across long panel runs can be substantial.

Best suited for: Office buildings, retail centers, institutional facilities, and any building where long-term performance and minimal maintenance are priorities. Standing seam is also the preferred choice for low-slope metal applications because its raised seams provide superior water shedding capability.

Cost range: $10.00 to $16.00 per square foot installed.

Corrugated Metal Panels

Corrugated metal roofing uses panels with a wavy or ribbed profile that are attached to the roof structure with exposed fasteners. The corrugation pattern provides structural rigidity, allowing panels to span greater distances between supports. This is the most economical metal roofing option and is widely used on warehouses, agricultural buildings, and industrial facilities.

The primary trade-off with corrugated panels is that the exposed fasteners penetrate the panel surface, creating potential leak points. Fastener gaskets can deteriorate over time, especially under UV exposure and thermal cycling, requiring periodic inspection and replacement. Despite this limitation, corrugated roofing provides excellent performance at a lower cost than standing seam systems.

Best suited for: Warehouses, manufacturing facilities, agricultural buildings, and budget-conscious projects where function takes priority over aesthetics.

Cost range: $6.00 to $10.00 per square foot installed.

Structural Metal Panels (R-panels and PBR Panels)

Structural metal panels fall between standing seam and corrugated in both performance and cost. These panels feature trapezoidal ribs that provide excellent structural spanning capability and are commonly used on pre-engineered metal buildings. Like corrugated panels, they typically use exposed fasteners, though some designs incorporate concealed fastener options.

Best suited for: Pre-engineered metal buildings, industrial facilities, and commercial structures where structural performance and cost-effectiveness are equally important.

Cost range: $7.00 to $12.00 per square foot installed.

Aluminum vs. Steel: Choosing the Right Metal

The two most common metals used in commercial roofing are steel and aluminum. Each has distinct properties that make it better suited to certain environments and applications.

Steel

Steel is the dominant material in commercial metal roofing, accounting for the vast majority of installations. Modern commercial roofing steel is coated with either galvanized zinc or Galvalume (a zinc-aluminum alloy) to protect against corrosion, and then finished with a factory-applied paint system that provides both weather protection and color.

Advantages of steel:

• Highest strength-to-cost ratio among commercial roofing metals
• Available in a wide range of gauges, profiles, and colors
• Galvalume coating provides outstanding corrosion protection in most environments
• Well-suited for structural and load-bearing applications
• Widely available with short lead times

Limitations of steel:

• Susceptible to corrosion in coastal or high-humidity environments if the protective coating is compromised
• Heavier than aluminum, requiring adequate structural support
• Cut edges and scratches must be promptly treated to prevent rust

Aluminum

Aluminum is a lighter, naturally corrosion-resistant alternative to steel. It is particularly well-suited for coastal environments where salt air and moisture would quickly degrade unprotected steel.

Advantages of aluminum:

• Naturally resistant to corrosion without relying on a protective coating
• Approximately one-third the weight of steel, reducing structural load
• Excellent choice for coastal and high-humidity environments
• Does not rust even when the surface coating is damaged

Limitations of aluminum:

• Higher material cost compared to steel
• Lower structural strength, requiring thicker gauges or closer support spacing for equivalent load capacity
• More susceptible to denting from hail or impact
• Thermal expansion rate is higher than steel, requiring careful detailing on long panel runs

For most commercial applications in the Midwest, steel with a Galvalume or galvanized coating is the standard recommendation. For buildings in our Florida service areas or within a few miles of the coast, aluminum or specially coated steel should be considered to address the accelerated corrosion risk from salt air exposure.

Metal Roof Coatings and Finishes

The coating system on a commercial metal roof plays a critical role in both performance and appearance. Factory-applied coatings protect the metal substrate from UV degradation, corrosion, and chemical exposure while providing color and aesthetic appeal.

PVDF (Kynar/Hylar) coatings are the industry standard for premium commercial metal roofing. These fluoropolymer coatings resist fading, chalking, and chemical degradation for 30 to 40 years. They maintain their color and gloss far longer than other coating types and carry the strongest fade and chalk resistance warranties in the industry.

SMP (Silicone Modified Polyester) coatings provide good performance at a lower cost than PVDF. They offer adequate fade resistance for 15 to 20 years and are commonly used on industrial and utilitarian buildings where premium color retention is less critical.

Cool roof coatings are formulated to reflect solar radiation and emit absorbed heat, reducing roof surface temperatures by up to 50 to 70 degrees compared to dark-colored standard finishes. Cool metal roof coatings can qualify for ENERGY STAR certification and provide meaningful cooling cost savings, particularly in warmer climates.

Energy Efficiency of Metal Roofing

Metal roofing's energy performance has improved dramatically in recent decades. With the right coating and insulation strategy, a metal roof can compete with or exceed the energy efficiency of white membrane systems like TPO and PVC.

The energy story for metal roofing involves three components: solar reflectance of the coating, thermal emittance (the ability to release absorbed heat), and the insulation system installed beneath the panels. When all three components are optimized, a metal roof system can significantly reduce the building's heating and cooling loads.

In our experience, building owners who install metal roofs with cool coatings and upgraded insulation typically see cooling cost reductions of 15 to 25 percent compared to their previous roofing system. In Florida, where cooling is the dominant energy expense, these savings are substantial and contribute significantly to the financial case for metal roofing.

Installation Considerations

Commercial metal roof installation requires different skills and equipment than membrane roofing. Here are the key factors that affect the installation process and timeline.

Structural requirements. Metal roofing adds weight to the building, and the attachment system transmits wind uplift forces directly into the structural framing. The building's structure must be evaluated to confirm it can support the metal roof system, particularly if you are converting from a lighter membrane system.

Panel fabrication. Many commercial metal roof panels are roll-formed on site using portable equipment, allowing panels to be produced in custom lengths that match the exact dimensions of your roof. This minimizes end laps and reduces potential leak points. Windward Roofing operates in-house sheet metal fabrication capabilities, giving us full control over panel quality, trim details, and fabrication timelines.

Thermal movement. Metal expands and contracts significantly with temperature changes. A 100-foot steel panel can change length by nearly half an inch between a cold winter night and a hot summer afternoon. The roof system must accommodate this movement through sliding clip attachments, expansion joints, and proper detailing at transitions and penetrations.

Weather sensitivity during installation. Metal panels can be installed in a wider range of weather conditions than many membrane systems, but high winds create safety hazards when handling large panels at height. Installation is typically paused when sustained winds exceed 25 to 30 miles per hour.

Timeline. Commercial metal roof installations generally take longer than membrane installations because of the panel fabrication, more complex flashing details, and the precision required for seam engagement and fastener placement. For a typical 20,000 square foot building, expect an installation period of two to four weeks depending on complexity and weather.

Maintenance and Repair

One of metal roofing's strongest selling points is its low maintenance profile. Compared to membrane systems that require biannual inspections, sealant maintenance, and periodic coating reapplication, metal roofs need relatively little attention to maintain their performance.

Recommended maintenance activities include:

• Annual visual inspection of panels, seams, fasteners, and flashing details
• Cleaning gutters and downspouts to maintain proper drainage
• Checking exposed fastener gaskets on corrugated and structural panel systems every 5 to 7 years and replacing any that are cracked or compressed
• Touching up any scratches or coating damage to prevent corrosion at exposed metal surfaces
• Inspecting sealant at panel end laps, transitions, and penetrations
• Removing any debris or organic material that accumulates in valleys or against penetrations

When repairs are needed, metal roofing generally allows for targeted panel replacement without disturbing the surrounding roof area. Individual panels can be removed and replaced, damaged flashing can be refabricated, and fastener issues can be addressed without the widespread disruption that some membrane repairs require.

Is Metal Roofing Right for Your Building?

Metal roofing is an excellent choice for commercial buildings when the following conditions align:

• You plan to own the building for 20 or more years and want to minimize lifetime roofing costs
• Low maintenance and operational simplicity are priorities
• The building has adequate structural capacity for a metal system
• The roof has sufficient slope (minimum one-quarter inch per foot for most metal systems)
• Weather resistance and durability are important due to your location or building use
• Sustainability and recyclability factor into your decision-making

Metal roofing may not be the best fit if your roof is truly flat with minimal slope, if upfront budget is the primary constraint, or if the building structure cannot support the additional weight without costly reinforcement.

Windward Roofing & Construction installs commercial metal roofing systems across Illinois, Wisconsin, Michigan, Indiana, and Florida. Our team can evaluate your building, discuss your goals, and provide a detailed proposal that helps you make a confident decision. Contact us for a free consultation and site assessment.

Frequently Asked Questions