A drip that follows a line of screws across your bedroom ceiling. A panel edge that started rattling after the last storm. Rust rings spreading out from the fastener heads. Metal roofs are built to last, so when yours starts leaking it’s easy to assume something’s badly wrong, and to wonder whether you’re about to be sold a whole new roof you don’t need.
Most of the time, metal roof repair in Orlando is a smaller job than people expect. The panels usually outlast the parts that hold them down and seal them, and those parts can be replaced.
APC Roofing is a GAF Certified contractor, licensed in Florida (CCC1337030) and insured. Your inspection is free, you’ll hear exactly what’s failing, and that’s what gets fixed. Call 407-270-1129 to set up a visit.
Why metal roofs leak in Central Florida
Sun and heat do most of the damage here. Your roof heats up fast every morning and cools off every evening, and the panels grow and shrink a little each time. Over the years, that movement works screws loose and wears the holes they sit in into slots. UV light dries out the rubber washer under each screw head until it cracks. Then a summer thunderstorm pushes rain sideways, and the water finds those gaps.
Hurricane season adds wind. The edges, corners and ridge of a roof catch the most uplift, and once a piece of trim or a panel edge comes loose, the wind has something to pull on. That’s why storm damage on a metal roof usually starts at the perimeter and works inward.
Which kind of metal roof do you have?
The right repair depends on the system, so that’s the first thing to figure out about your roof.
Exposed-fastener panels (corrugated or ribbed) are held down by screws driven straight through the face of the metal, with a rubber washer under each head doing the sealing. You can spot them from the street by the rows of screw heads. They show up on homes, porches, sheds and workshops all over the Orlando area.
Standing seam has smooth, flat pans between tall raised ribs, with no screws showing. Hidden clips under the seams hold the panels down and let them slide as the metal heats and cools. It needs less upkeep, and when it does leak, the cause is usually a seam, a penetration or the trim. You can read more about standing seam metal roofing in Orlando.
What metal roof repair in Orlando usually involves
Worn screws and washers are the most common fix on exposed-fastener roofs. The washers all age together, so once a few are leaking, the rest aren’t far behind. Instead of chasing leaks one screw at a time, a full re-screw replaces every fastener, usually with a slightly larger screw so the threads bite into fresh material. It stops leaks at the screw heads and snugs down panels that flutter in the wind. It won’t fix rust, open laps or bad flashing, so we check those too.
Flashing at pipes, vents and walls is the next most common. A pipe boot that’s split or pulled away from the pipe lets water straight in. Where your roof meets a wall or chimney, the flashing has to be bent and lapped so water runs over it, not into it. A thick bead of caulk can stop a leak for a season, but it shrinks and pulls away in Florida heat, so we rebuild the detail properly.
Storm-loosened trim is another regular call. Drip edge, rake trim and ridge caps that lifted in high wind get re-secured or replaced, with fasteners spaced the way the panel maker specifies for wind.
Rust needs a closer look. Scuffs in the paint are mostly cosmetic. Rust starting at a cut edge or a deep scratch needs treatment before it spreads across the panel.
Mixed metals cause trouble you might not expect. Copper runoff eats through coated steel below it, and the wrong screw in an aluminum panel corrodes both. New flashing should match the existing metal, or be separated with tape where different metals meet.
Low-slope sections are the last one. Many ribbed panels aren’t rated for very low pitches, so on a nearly flat porch roof or addition, water creeps sideways through the laps toward the screws. Sometimes the right fix is a membrane on that section instead of more metal.
When repair isn’t enough
Sometimes you’re better off replacing part or all of the roof. If rust has eaten through panel after panel, or a storm bent and twisted large areas, patching won’t hold. A single damaged panel can be swapped out on its own, though new paint won’t match weathered panels exactly. If one slope is worn out and the rest is sound, redoing that slope can be a fair middle ground.
When a full replacement does make sense, we’ll show you the photos and explain why. Our crews also handle metal roof installation in Orlando.
Waviness and noise
A slight waviness across the flat pans of a standing seam roof is called oil canning. It’s cosmetic. It doesn’t cause leaks or shorten the roof’s life. And on a house with solid decking, underlayment and an insulated ceiling, a metal roof in the rain is far quieter than most people expect. The loud tin-roof sound you might remember comes from bare metal over open framing, like a barn.
How it works with APC Roofing
- Book your free inspection. Call 407-270-1129 or start a free online estimate.
- Get a clear, honest assessment and estimate. We check every screw or clip, the seams, edges, valleys and penetrations, and look in your attic for water stains. You get photos and a written summary with a reason beside each recommendation. If resealing will do the job, that’s what we’ll suggest.
- Get the repair done and the site cleaned up. Old screws and metal shavings get cleared off your roof and yard before the crew leaves, since shavings left on a roof leave rust spots behind.
If the work turns out bigger than you planned, financing is available through Aqua Finance, Fortifi, Hearth and Home Run Finance.
Metal roof questions from Orlando homeowners
Can a metal roof be repaired, or does it have to be replaced?
Most metal roofs can be repaired. Leaks usually come from fasteners, flashing or trim, not the panels themselves.
How often does an exposed-fastener metal roof need new screws?
There’s no fixed schedule, because sun exposure and the original installation vary a lot. Once the washers start cracking, plan on a re-screw. An inspection will tell you where yours stands.
Do you repair standing seam metal roofs?
Yes, along with exposed-fastener roofs. On standing seam, the repair is usually at a seam, a clip, the trim or the flashing.
Is metal roofing a good fit for Orlando weather?
For a lot of homes, yes. Metal handles heat and wind well when it’s fastened to meet Florida’s wind requirements, and lighter colors reflect much of the sun’s heat. Our Orlando metal roofing page covers your options.
What should I do if my metal roof is leaking right now?
Protect the inside of the house first: move your belongings and catch the drips. Then call us. Please don’t climb up yourself, because wet coated steel is as slick as glass.
Keep the roof you paid for
A metal roof is a real investment, and small leaks are usually the easiest part of looking after it. Left alone, water at a screw line soaks into the decking and the ceiling below, and a simple re-screw becomes a carpentry job too.
Get it looked at, get a clear answer, and get back to a quiet, dry house through storm season. Call 407-270-1129 to book your free metal roof inspection, or request an estimate online.
