How much does a metal roof cost?

In 2026 a steel metal roof costs about $7 to $18 per square foot installed, or $14,000 to $36,000 for 2,000 square feet of roof. Exposed-fastener panels are the cheapest at $7 to $12 per square foot, standing seam steel runs $10 to $18, and zinc or copper costs $15 to $40.

How much does a metal roof cost for a 2,000 sq ft house?

For 2,000 square feet of roof, expect about $14,000 to $24,000 for exposed-fastener steel, $16,000 to $30,000 for stone-coated steel, and $20,000 to $36,000 for standing seam steel. A 2,000 sq ft single-story house usually has more than 2,000 square feet of roof because of the pitch and overhangs, so measure the roof, not the floor plan.

Is it cheaper to put on a metal roof or shingles?

Shingles are cheaper up front: about $6,000 to $16,000 installed for 2,000 square feet of asphalt shingles versus $14,000 to $36,000 for steel, before removing the old roof. Over 30 years or more the gap narrows because you are unlikely to replace a metal roof: on today’s prices exposed-fastener steel costs about the same per year of life as architectural shingles, while standing seam costs more. If you will sell within 10 years, shingles usually make more financial sense. See metal roof vs shingles.

What is the biggest problem with metal roofs?

The upfront price is the main drawback. After that: metal can dent or scratch in hail, exposed screws can loosen as the panels expand and contract, flat panels can show a cosmetic waviness called oil canning, and some insurers exclude cosmetic hail damage on metal roofs.

Does a metal roof lower homeowners insurance?

Sometimes. Some insurers give a premium credit for roof coverings rated for impact resistance under UL 2218, with Class 4 earning the largest credit, but not all insurers offer one and the amount varies. A discount may come with an exclusion for cosmetic hail damage, so read the policy before you choose.

Does a metal roof increase home value?

A new roof helps a home sell, but it rarely pays for itself at resale. In the 2025 Cost vs. Value Report from the Journal of Light Construction, a standing seam metal roof replacement recouped about 50 percent of its cost at resale on average, compared with about 68 percent for asphalt shingles.

Can a metal roof go over shingles?

Often, yes. Codes based on the International Residential Code generally allow a new roof over one existing layer that is dry and sound, installed to the manufacturer’s instructions, but not over two or more layers. Standing seam systems that carry their load straight to the framing are an exception. Your local building department has the final say.

How much does a single metal roofing panel cost?

Panels alone cost roughly $1.50 to $4 per square foot for exposed-fastener steel and about $2 to $7 for standing seam, before trim, underlayment and labor. At those prices a 3 ft by 10 ft exposed-fastener panel (30 sq ft) is about $45 to $120, and a 3 ft by 20 ft sheet (60 sq ft) about $90 to $240.

How long does a metal roof last?

Metal roofs often last 40 to 70 years, about two to three times as long as asphalt shingles. Zinc and copper can last longer still. Most metal roofing products carry 30 to 50 year warranties.

Metal Roof Cost in 2026: Price per Square Foot

Metal roof cost per square foot by type

The panel system and the metal set most of the price. Steel is the everyday choice; aluminum, zinc and copper cost more and need installers who work with them regularly.

Metal roof type	Installed, per sq ft	Good to know
Exposed-fastener steel (corrugated or ribbed panels)	$7 – $12	Lowest price. Screws go through the panel face, so the fasteners need periodic checks.
Standing seam steel	$10 – $18	Fasteners hidden under the seams on clips. Cleaner look and fewer holes in the panels.
Stone-coated steel (shingle, shake or tile look)	$8 – $15	Steel panels with a stone-chip finish that looks like shingles, shake or tile.
Aluminum (usually standing seam)	$10 – $18	Does not rust, so it is a common pick near the coast.
Zinc	$15 – $30	Very long-lived. Needs a specialist installer; intricate profiles cost more.
Copper	$20 – $40	The most expensive. Weathers to a patina. Specialist installers only.

Installed prices include panels, underlayment, trim and labor for a single-family home. Tearing off an old roof adds roughly $1 to $3 per square foot.

Metal roof cost by roof size

Multiply the roof area by the price per square foot. Roofers price by the “square,” which is 100 square feet of roof.

Roof area	Exposed-fastener steel	Stone-coated steel	Standing seam steel
1,000 sq ft (10 squares)	$7,000 – $12,000	$8,000 – $15,000	$10,000 – $18,000
1,500 sq ft (15 squares)	$10,500 – $18,000	$12,000 – $22,500	$15,000 – $27,000
2,000 sq ft (20 squares)	$14,000 – $24,000	$16,000 – $30,000	$20,000 – $36,000
2,500 sq ft (25 squares)	$17,500 – $30,000	$20,000 – $37,500	$25,000 – $45,000

Roof area is not the same as floor area. Pitch and overhangs add to it: a 6/12 pitch alone adds about 12 percent to the footprint. A 2,000 sq ft single-story house usually has well over 2,000 square feet of roof, while a 2,000 sq ft two-story house sits on about a 1,000 sq ft footprint, so its roof is much smaller.

Quick metal roof cost estimate

Roof area (sq ft)

Metal roof type

Include tear-off of the old roof

Estimated installed cost: $20,000 – $36,000

A planning range only. For a size-and-material estimate across all roof types, use the roof cost calculator.

What drives metal roof cost

Panel system. Exposed-fastener panels cost about half as much per panel as standing seam and install faster. Standing seam hides the fasteners on clips that let the metal move with temperature, which is why it costs more and is a frequent choice for homes.

Gauge. A lower gauge number means thicker metal. Most homes use 24 or 26 gauge steel, and 24 gauge panels cost roughly 25 to 40 percent more than 26 gauge.

Paint finish. PVDF finishes (often sold as Kynar) cost about 30 to 40 percent more than SMP finishes but hold their color longer and usually carry longer paint warranties.

Trim and flashing. Eaves, rakes, ridge caps, valleys and flashing at chimneys and skylights add a lot. Trim alone can add a quarter or more to the panel cost, and more on standing seam. Hips, dormers and valleys add trim, waste and labor.

Underlayment. Metal panels go over an underlayment. Synthetic underlayment is recommended over felt, and premium or self-adhered versions cost more.

Tear-off or going over shingles. Removing the old roof adds roughly $1 to $3 per square foot. Codes based on the International Residential Code generally allow a new roof over one existing layer that is dry and sound, but not over two or more layers. Standing seam systems that carry their load straight to the framing are an exception. Your local building department decides what is allowed.

Pitch, height and labor. Labor is usually half to two-thirds of the price, so steep, tall and cut-up roofs cost more per square foot, and so do higher-wage regions.

Metal vs asphalt shingles over 30 to 50 years

Metal costs more up front, but on today’s prices exposed-fastener steel and architectural shingles cost about the same per year of life, roughly $475 to $480 a year for 2,000 square feet of roof. Standing seam costs more, about $560 a year. Metal pulls ahead the longer it lasts past its assumed life and the more prices rise before the next asphalt roof.

Roof (2,000 sq ft)	Installed cost	Assumed life	Cost per year of life	Roofs paid for in 30 years
Architectural asphalt shingles	$12,000	25 years	$480	2 ($24,000)
Exposed-fastener steel	$19,000	40 years	$475	1 ($19,000)
Standing seam steel	$28,000	50 years	$560	1 ($28,000)

Assumptions: 2,000 square feet of roof; the midpoint of each installed range on this site before tear-off ($8,000–$16,000 for architectural asphalt, $14,000–$24,000 for exposed-fastener steel, $20,000–$36,000 for standing seam); today’s prices with no inflation, financing or resale; asphalt lasting 25 years, exposed-fastener steel 40 years (the low end of the 40 to 70 years industry groups cite, because its screws need upkeep) and standing seam 50 years. Tear-off, repairs, energy savings and insurance credits are left out.

Over 30 years you would buy two architectural asphalt roofs (about $24,000 at today’s prices) against one exposed-fastener steel roof (about $19,000) or one standing seam roof (about $28,000). Over 50 years it is still two asphalt roofs against one standing seam roof, so standing seam closes its gap only if it lasts past 50 years or prices rise before the second asphalt roof. For more on the trade-offs, see metal roof vs shingles and our asphalt shingle roof cost guide.

Is a metal roof worth it?

A metal roof is worth it if you plan to stay in the house long enough to skip at least one asphalt replacement, about 25 years on the assumptions above. It is harder to justify if you will sell within 10 years: the asphalt roof costs less, and a new asphalt roof recoups a bigger share of its cost at resale.

Worth it: long ownership, hail or wildfire risk where an impact-rated or noncombustible roof matters, or a simple roof shape that keeps trim and labor down.
Think twice: a short stay, a tight budget, or an HOA that limits metal roofs. If cash is the issue, compare roof financing options before you settle for a cheaper roof.

Biggest problems with metal roofs

Price. It costs more than asphalt up front, often a lot more.
Dents and scratches. Metal can still dent or scratch from hail, wind-blown debris and falling branches.
Exposed fasteners. On exposed-fastener panels, expansion and contraction can loosen screws over time, which can lead to leaks if they are not checked.
Oil canning. Flat areas of panels can show a visible waviness. It is cosmetic and does not affect performance; thicker gauge, narrower panels and stiffening ribs reduce it.
Insurance terms. Some policies exclude cosmetic hail damage on metal roofs (see below).
Specialist repairs. Repairs need a roofer who works with metal, and new panels may not match faded old ones.

Noise is mostly a myth. The Metal Roofing Alliance, an industry group, says there is little difference between metal and other roofing materials when it comes to rain and hail noise.

Metal roofs and homeowners insurance

A metal roof can lower your premium, but not every insurer offers a discount. Here is what the Texas Department of Insurance tells homeowners, and it is good practice in any state:

Impact ratings matter. Credits are tied to the UL 2218 impact test, which rates roof coverings Class 1 to 4. Class 4 gets the largest credit, and formed metal panels can qualify. Ask for the product’s UL 2218 class in writing on your quote.
Discounts vary. Each insurer sets its own discount, and some offer none. Get a quote from your agent before you choose the roof.
Watch for cosmetic damage exclusions. A discount can come with an exclusion for hail damage that only affects how the roof looks, not whether it keeps water out.
Terms can change at renewal. Coverage for cosmetic damage you have today can be removed when the policy renews, so review it every year.

Does a metal roof add home value?

A new metal roof adds value, but less than it costs. In the 2025 Cost vs. Value Report from the Journal of Light Construction, a 3,000 sq ft standing seam metal roof replacement averaged $51,865 nationally and recouped about 50 percent of its cost at resale. An asphalt shingle replacement averaged $31,871 and recouped about 68 percent. The case for metal is the decades you don’t spend replacing it, not the resale bump.

How we estimate these costs

The per-square-foot ranges are installed prices for single-family homes, compiled from published 2026 industry cost data, metal roofing manufacturers’ published pricing and specs, and typical contractor pricing. Size-table figures are those ranges multiplied by the roof area. Steel and aluminum prices move with the metals market, so quotes can change quickly. Insurance details come from the Texas Department of Insurance and code details from the International Residential Code. Roof Restore Buddy is a free matching service, not a roofer. Prices reviewed October 2026.

Get real metal roof quotes

Compare quotes from metal roofing installers, see how metal stacks up against other materials in our roof replacement cost guide, or find roofers near you.

Metal roof cost in 2026