Getting ready to build a 2500 sq ft house to do edits in. Any tips?

3 times if you are using the right material.

I have heard 2x shingles price for an exposed fastener and closer to 3x for a standing seam

Depends on the shingles you compare to, metal roof materials (painted vs galvalume and gauge), and exposed or hidden fastener metal roof.

IMO, the metal is worth it. I got one almost 4 years ago and have had hail twice (once was baseball sized). You wouldn't know it looking at it though. Every house in our neighborhood has had a roof replaced in the last 2-3 years because of hail except ours. Considering our insurance discounts and not paying a deductible for a new roof, it'll pay for itself.

There are positives and negatives to both. Composite asphalt shingles will generally be cheaper than metal, unless you pick a really high end "designer shingle". You also get some more options with colors. But, metal roofs are pretty popular in that area, and can also make a home really pop.

Read the fine details in your insurance coverage. Most metal roofs and some composite shingles are classified as "Impact Resistant". Installing these products will cut you a break on your insurance, but they also have cosmetic waivers. So if you get some dents in your metal roof from hail but nothing breaks, insurance wont cover the repair or replacement

It depends on how well you shop the price of standing seam. I got mine in at about 1.3x vs composite.

And insurance will replace cosmetic damage depending on your policy. It is more expensive, but not terribly. I have that coverage through a local farm mutual.

Cow Hop Ag said:

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It depends on how well you shop the price of standing seam. I got mine in at about 1.3x vs composite.

And insurance will replace cosmetic damage depending on your policy. It is more expensive, but not terribly. I have that coverage through a local farm mutual.

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That's impressive, but I'm guessing you were comparing it with a pretty high quality shingle. I'm interested in standing seam for the mythical dream home in my brain.

We just went through this process on a new build. Asphalt shingle quote was $7,200 and standing seam was 17,900.

I got mine for 1.3X for galvalume. Colored metal was ~1.6X. My flat-ish roof looks good with it.

I got mine for about 2x the cheapest shingle quote, and probably 1.5x for a mid-level shingle IIRC.

TMoney2007 said:

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Cow Hop Ag said:

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It depends on how well you shop the price of standing seam. I got mine in at about 1.3x vs composite.

And insurance will replace cosmetic damage depending on your policy. It is more expensive, but not terribly. I have that coverage through a local farm mutual.

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That's impressive, but I'm guessing you were comparing it with a pretty high quality shingle. I'm interested in standing seam for the mythical dream home in my brain.

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Truth be told I shopped it pretty hard. I was quoted 24,000 from one company 20 from another, 18 from another and then I found a guy out of Comfort that did the job for less than 12.

I am putting on a new roof, and decided on metal but selected a product that looks like a traditional shingle.

If you decide metal on a new house, is there any kind of savings on building cost? Metal is lighter weight.

CJS4715 said:

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If you decide metal on a new house, is there any kind of savings on building cost? Metal is lighter weight.

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Doubt it. Your local building codes likely would prevent it because roofs - even metal - are seen as needing replacing so it will have a minimum structural rating in the event the next roof is shingles. Also, weight of snow (yes, even in all parts of Texas) are a factor.

We're 3x-4x the price of shingles. As with everything in life, you can ALWAYS find a "dude" to do it cheaper.

Yes, and you can always find a guy to charge premium prices because their clients are willing to pay for it and aren't savvy enough to shop around.

cavscout96 said:

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Yes, and you can always find a guy to charge premium prices because their clients are willing to pay for it and aren't savvy enough to shop around.

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Yep. When I get a ridiculously high quote on something I tell my wife this,

"You know why they quoted me $20k?"

"Because they didn't think they could get $21k."

I'm interested in knowing the gauge metal, and brand (prefinished i assume). I know what the raw materials/coils cost even before making the panels and 12K will barely cover a garage at best. I assume exposed fastener also. Also, do you know the footage (squares) of your roof area? I'm not trying to knock anything and sounds like a great deal so just super curious more than anything.

A roof is one of the last things I'd go with the lowest bidder on.

AG Custom said:

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I'm interested in knowing the gauge metal, and brand (prefinished i assume). I know what the raw materials/coils cost even before making the panels and 12K will barely cover a garage at best. I assume exposed fastener also. Also, do you know the footage (squares) of your roof area? I'm not trying to knock anything and sounds like a great deal so just super curious more than anything.

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24 gauge bronze, 18 in standing seam. 24 squares. Included tear off and disposal of composite shingles. Paid $10k to JN Roofing in Comfort. That was done 8 years ago. I would have them do it again.

Here is how I knew where the price should have been. I roofed in high school enough to know the drill.

I called two metal supplier for a price on the metal rolls. There are not that many standing seam suppliers in San Antonio and I figure all the roofers buy from the same ones. I don't remember the pricing, but I compared it against similar gauge and color from Mueller and it was close to their price.

Then I figured 6 guys for three days of labor.

Added in a fair profit and I came to $10k. So when I was quoted $20k I knew I was the targted as the guy paying the down payment for the new King Ranch F250.

Similar story... I also stoned the house at about half of the price of the going rate.

I bought 80k of Leuders from Schkade Mines in Abilene for $3,400 delivered. That is $85 / ton. Costs in my market for the same was about $160 at the time. Then I hired a 4 man crew to do the stone work at $3.5 sq ft. and that totaled $16,500. I bought the sand and white masonry which added another $2,000 I think.. Anyway, I was all in under $22k and had quotes of nearly $40k for the same work. I smoked a brisket or cooked steaks every Friday. They did a great job and were happy to have the work.

Good deal overall for sure and timing makes much more sense to me based on age with material pricing.

AG Custom said:

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Good deal overall for sure and timing makes much more sense to me based on age with material pricing.

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Yes. I think I caught him just at the right time. He needed the work I suspect and the roofers around my town are notoriously overpriced. I am putting up a combo garage, workshop and garage apartment starting this fall and will be taking him plans to quote. I will come back here and update. It should be about 13 squares and I am expecting it to be $12k-$14k.

If you are receiving a discount for a metal roof on your home insurance, then you likely have a cosmetic damage exclusion and your roof will not be replaced if its still functional but pock-marked after a hail storm. If you do not have the cosmetic exclusion, then you are likely being surcharged for the metal roof. Insurance companies are losing their appetite for metal roofs. All that to say, if you want a metal roof do it because you like the look, not for an insurance discount, and understand your coverage.

If you are going to do a metal roof, don't go cheap by using exposed fasteners.

The fastener is the weak link.

Leave that for barns and shops where you can see where the leaks are coming from.

Absolutely. I would hate to have that kind of roof.

Meuller makes a system that looks like standing seam and has no screws and I am considering it to re-roof a couple of out buildings.

link

Cow Hop Ag said:

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Absolutely. I would hate to have that kind of roof.

Meuller makes a system that looks like standing seam and has no screws and I am considering it to re-roof a couple of out buildings.

link

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The panels lock together at the seams, but if you check the installation details there are most definitely screws at the ends. Check the eave details and zoom in on their installation pictures. You can see the screws that go through the panel and into the deck. Honestly I'd prefer an R panel because the fasteners and any penetrations are raised and not subject to exposure to runoff.

Good to know. Yeah, I would not want that method.

Cow Hop Ag said:

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Good to know. Yeah, I would not want that method.

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Hidden fastener systems really are the best. They're more expensive, but they really have no (well, very, very few) exposed penetrations for water to find.

When I got my roof redone about 4 years ago, I did all kinds of research into different panels and systems and looked into all of the installation details. Now I've gotten into the habit of looking up the installation details and requirements for just about every product I (or a contractor) use. I'll do everything I can to meet the manufacturer recommendations and install instructions. When I see something new that looks cool, the install details and exactly how or works are the first place I go.

So did you find one that is hidden fastener panels that can be installed without standing seam crimps?

Look for a snap lock panel. I am sure many manufacturers make them.



Wind rating will not be as high as the mechanical seam roofs. In high wind/coastal zones, you may want to go to a double lock seam.

I believe these can. One side is clipped down, and the other snaps over the joint.

https://www.bridgersteel.com/standing-seam/tru-snap

This.

Saved. Good find.

ABATTBQ11 said:

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I believe these can. One side is clipped down, and the other snaps over the joint.

https://www.bridgersteel.com/standing-seam/tru-snap

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I personally installed this on my neighbors shed. It's a cool system. We measured, had the supplier order and cut the entire project, brought it home, installed. It goes on like the picture. It looks great, no exposed fasteners.

We got it in the same color as his house which is traditional standing seam and it looks like it's always been there.

The one we used has no clips. It's all built into the panel. Secure one side, the other snaps on top.