There’s a drip in the back room that only shows up during a hard afternoon storm, and it lines up with a row of screws on the metal roof. Or you’ve spotted brown streaks running down a few panels, and a piece of trim at the corner that rattles when the wind picks up. You need someone who knows metal roofing in Spring Valley Farms to tell you whether this is a small fix or the start of something bigger.
Most metal roof problems are smaller than they look, and plenty of roofs that leak have years left in the panels. The hard part is getting an honest read instead of a sales pitch for a whole new roof.
APC Roofing is GAF Certified, licensed in Florida (CCC1337030) and insured. Your inspection is free. Call 407-270-1129 and a roofer will check the panels, fasteners, trim and attic and explain what’s going on in plain words.
Why exposed-fastener metal roofs leak in Florida
If you can see screw heads across your roof, you have an exposed-fastener roof, sometimes called screw-down, ribbed or corrugated. They’re common on Florida porches, carports, workshops and some homes. Every one of those screws seals with a rubber washer, and the Central Florida sun is hard on rubber. After enough summers the washers stiffen, crack and stop sealing, while the panels around them are still fine.
Heat adds a second problem. Steel grows a little in the afternoon sun and shrinks again overnight. Over a long panel that movement is real, and a screw that’s locked tight works its hole into an oval over the years. Once the hole is bigger than the washer can cover, rain gets in.
Installation matters too. A screw driven too hard crushes the washer and dimples the metal. One driven too lightly or at an angle never seals in the first place. Either way, the leak usually shows up during a heavy, wind-driven storm, which is exactly what a Florida summer delivers most afternoons.
What a re-screw fixes, and what it doesn’t
When the washers across a roof have aged out together, the usual fix is a re-screw. Old fasteners come out one at a time and new ones go in with fresh washers. Where a hole has worn oversized, a slightly larger screw can bite into fresh wood or steel below. Color-matched heads keep the repair from standing out.
A re-screw stops leaks at the fasteners and pulls lifted panels back down. It does nothing for rusted-through metal, open laps between panels or failed flashing. That’s why the inspection looks at the whole roof first, so you aren’t paying for a re-screw that won’t stop your leak.
Other places metal roofs let water in
Fasteners get the blame, but they aren’t the only suspect.
- Pipe and vent collars. The rubber boots around plumbing vents dry out and split in the sun, the same way washers do.
- Flashing at walls and chimneys. Where the roof meets a wall, water depends on folded metal. If someone relied on a bead of caulk instead, it eventually cracks.
- Panel laps. The side and end overlaps between panels need sealant and the right fastening. When they open up, water wicks in.
- Ridge and eave closures. Foam strips shaped to the panel ribs keep wind-blown rain and critters out. Missing or crushed closures let both in.
Rust deserves a closer look too. Light surface rust on a scratch can often be cleaned and touched up. Rust that has eaten through a panel means that panel gets replaced. A new panel won’t match a weathered one exactly in color, so it helps to see a photo before you decide.
After a hurricane or tropical storm
Wind attacks a metal roof at its edges. Trim along the rakes and eaves can peel back, and once a corner lifts, the wind has something to grab. Flying debris can dent or crease panels, and a crease can crack the paint and leave bare steel exposed.
If a storm damaged your roof, you file the claim with your insurance company and pay your deductible. We document the damage with photos and measurements, give you a written estimate and work with your adjuster. Be wary of anyone who offers to waive or cover your deductible.
Metal roofing in Spring Valley Farms: when replacing makes more sense
Repairs stop making sense when rust has spread across many panels, when the roof has been bent out of shape by wind, or when the same leaks keep coming back after repairs. At that point a replacement usually costs less over time than patching.
If you’re replacing an exposed-fastener roof on your home, standing seam is worth a look. Its clips are hidden under raised seams, so there are no washers out in the sun to age. Our Altamonte Springs metal roofing page walks through the systems we install, including standing seam metal roofing.
How it works with APC Roofing
- Book your free inspection. Call 407-270-1129 or request a free online estimate.
- Get a clear, honest assessment and estimate. We record the panel type, gauge, finish and fasteners, check every flashing and penetration, look in the attic for stains and soft decking, and show you photos. If a re-screw will do, that’s what you’ll hear.
- Your roof gets fixed and the site gets cleaned up. Old screws, scraps and trim pieces leave with the work.
A small leak at a screw line is easy to live with for a while. The water it lets in can quietly soak the deck and insulation underneath, and a small repair gets bigger the longer it waits.
Metal roof questions from Spring Valley Farms homeowners
Can I just put caulk over the leaking screws?
It might buy you a few weeks. Caulk cracks in the Florida sun much faster than metal ages, and it doesn’t fix a worn washer or an oval hole. Replacing the fastener is the real fix.
How do I know if my roof needs a re-screw?
Rust rings around screw heads, screws backing out near the eaves and drips that follow a straight line inside are the common signs. A roofer can check a sample of fasteners and tell you if the washers have aged out across the roof.
Is the ticking sound my metal roof makes a problem?
Usually not. That’s the metal expanding as the morning sun hits it. If it’s loud and paired with leaks or loose panels, have it checked.
Can you repair one damaged panel?
Often, yes. A damaged panel can be swapped for a new one, though the new color won’t match weathered panels exactly at first.
Book your free metal roof inspection
Call 407-270-1129 or start your estimate online. You’ll get photos, a straight answer and an estimate you can understand. Everything else we do nearby is on our Spring Valley Farms roofing page.
The goal is a dry house, a roof you don’t have to think about every time a storm rolls in and a repair bill that matches the actual problem. Your satisfaction is our reputation.
