Part of being a property manager or owning a commercial building means being prepared for when things need repairing. That is especially true when your building has a metal roof. This guide covers commercial metal roof repair and commercial metal roof restoration for owners and facility managers, with notes for buildings in Colorado Springs, where high-elevation UV, freeze-thaw cycles, wind, and hail are hard on exposed fasteners, seams, and coatings.
Metal roofing systems are meant to be strong, UV-reflecting, and able to shed rain and snow. They are also meant to last a long time, which is part of their appeal for warehouses, light industrial buildings, shops, and other commercial properties. If your metal roof is not performing as it should, schedule repairs quickly before the problem spreads and gets more expensive.
Understanding the steps for commercial metal roof repairs, and knowing when restoration is a better fit than spot repairs or replacement, can save you time and money, especially during the peak months of the hot and cold seasons. Tectum Roofing’s office is at 770 Wooten Road, Suite 105, Colorado Springs, CO 80915, and we answer 24/7 at 719-455-7663.
How Long You Can Expect a Commercial Metal Roof to Last
Metal roofs are known for long service lives, often several decades, when they are installed correctly and maintained. Actual life depends on the panel type, the finish, the fastening system, the building’s use, and the weather it sees. It takes routine care to keep a metal roof in good condition so it does what it is supposed to do without needing extensive repairs.
Maintenance for metal roofing typically involves:
- Periodically checking the flashing around curbs, penetrations, and roof edges for leaks
- Periodically checking for deterioration such as dents, corrosion or rust, scratches, discoloration, and loose or backed-out fasteners
- Keeping the roof, gutters, and valleys clear of dirt, debris, and anything that holds moisture against the metal
- Keeping up with sealants at fasteners, laps, and flashings, and checking them again after significant storms or long stretches of extreme heat or cold
Many commercial metal roofing contractors offer programs to help you take care of a metal roof after installation. A good program includes scheduled inspections, cleaning, and sealant touch-ups as needed, plus extra visits after major weather. At Tectum, that is our Roof Asset Management (RAM) program, offered in Silver, Gold, and Platinum tiers. Pricing depends on the roof, so ask us for current details or visit our preventative maintenance page.
Signs Your Metal Roof Is in Need of Repairs
Metal is one of the most durable materials you can use on commercial and industrial buildings. However, the signs that a metal roof needs repairs are not always obvious from the ground.
These are the most common signs that your metal roof needs a closer look by a professional:
- Leakage. Leaks often start at improperly installed seams, loose or poorly sealed fasteners, or flashing that has aged, shifted, or been damaged. Panels that move with thermal expansion can open small gaps over time.
- Discoloration and rust. Discoloration usually signals that the finish has worn through or corrosion has started. Left alone, rust keeps eating the metal, causing holes and fastener detachment.
- Wrinkling or oil canning. Poor installation can cause panels to wrinkle or wave as the metal expands and contracts in a confined space. Overtightened fasteners, uneven substrate, and mishandled panels make it worse and can lead to other issues.
- Loose panels. If panels are not lying flat, or the building is unusually noisy on windy days, a repair is due. Front Range wind can quickly turn a loose panel into a missing panel.
- Temperature changes. A well-built metal roof with proper insulation helps a building hold steady temperatures. Damage that lets in air or moisture can cause swings in indoor temperature and higher energy use.
If any of these signs appear, act quickly to prevent secondary damage to the building and its contents. If water is actively coming in, call our 24/7 line at 719-455-7663 or see our emergency roof repair page.
Commercial Metal Roof Restoration: When It Makes Sense
Commercial metal roof restoration sits between spot repairs and full replacement. Instead of tearing off panels, restoration addresses the whole roof surface so the existing metal keeps working. It is worth considering when the panels and structure are still sound, but the roof has widespread wear: fading or chalking finish, surface rust, aging sealant, and leaks at many fasteners or laps rather than one isolated spot.
A typical commercial metal roof restoration scope includes:
- Inspection and documentation. Walk the roof, note rust, loose or failed fasteners, open laps, damaged panels, and flashing failures, and check below for wet insulation where leaks have been active.
- Repairs first. Replace panels or sections that are perforated or badly damaged, and correct flashing problems at curbs, penetrations, and edges.
- Cleaning and rust treatment. Clean the surface so coatings and sealants bond, then treat and prime rusted areas.
- Fastener and seam work. Tighten or replace worn fasteners and seal fasteners, laps, and seams, the places where most metal roof leaks begin.
- Coating system, when it fits. A roof coating system made for metal roofs can be applied over the prepared surface to renew weather protection and reflectivity. The right coating and thickness depend on the roof’s condition, slope, and the manufacturer’s requirements.
Restoration is usually not the right answer when panels are rusted through across large areas, the structure or attachment is compromised, or a lot of the insulation underneath is wet. In those cases, partial or full commercial roof replacement belongs in the plan. The decision should come from an inspection, not a sales pitch.
Restoration considerations for Colorado Springs buildings
Colorado Springs commercial metal roofs deal with intense high-altitude sun, big daily temperature swings, snow, wind, and hail. Those conditions wear out finishes and sealants, work fasteners loose through expansion and contraction, and can dent panels or crack coatings during storms. When we look at a Colorado Springs metal roof for restoration, we pay extra attention to fastener condition, sealant at laps and flashings, hail impacts, and snow and ice areas near eaves, valleys, and gutters. If a recent storm hit the building, our commercial hail damage roof repair guide explains how to document damage first.
What to Do When Your Metal Roof Needs Repairs
If you are seeing any of the signs above on your commercial metal roof, take these steps to get it repaired right away:
1) Find the Right Contractor
Finding a roofing contractor that specializes in commercial and industrial buildings is essential. They should also have a good reputation in your community and a trained team.
They should also:
- Have the appropriate licensing (in Colorado Springs and El Paso County, contractor licensing and roofing permits go through the Pikes Peak Regional Building Department)
- Carry general liability and workers’ compensation insurance
- Have hands-on experience with commercial metal systems, not just shingles
- Be reliable, punctual, and reachable when water is coming in
A good roofing contractor will have the right credentials and team, walk you through the repair process, and help you stay within budget so you know what to expect. It is also a good idea to get a few quotes and compare them line by line before you decide.
2) Understand Your Options: Repair, Restoration, or Replacement
Property managers and owners often face the same question: replace the entire roof, repair a few panels, or restore the existing roof with sealant and a coating system? In simple terms:
- Repair fits isolated problems: a few leaking fasteners, a damaged panel, or one failed flashing.
- Restoration fits widespread surface wear on panels that are still structurally sound.
- Replacement fits roofs with extensive rust-through, compromised attachment, or widespread wet insulation.
When you talk with contractors, do your homework so you understand which repairs or maintenance are actually needed. A good roofer will explain your options and help you choose what is best for the building and your budget.
3) Have Your Existing Metal Roof Inspected
To know what your metal roof needs, have it inspected by a professional. What you can describe over the phone is not enough, because you cannot see the full extent of the damage yourself. Once you choose a roofing company, the first thing it should do is a thorough commercial roof inspection of the entire roof.
From there, the contractor can recommend the best course of action and build a repair or restoration plan with you. For a checklist you can use during the walk, see our commercial roof inspection checklist for Colorado Springs.
FAQ: Commercial Metal Roof Repair and Restoration
What is commercial metal roof restoration?
It is a whole-roof renewal of an existing metal roof that is still structurally sound. It usually includes repairs, cleaning, rust treatment, fastener and seam sealing, and, where it fits, a coating system made for metal roofs. It is an alternative to tearing off and replacing the panels.
Should I repair, restore, or replace my commercial metal roof?
Repair isolated problems, restore when wear is widespread but the panels are sound, and replace when rust-through, attachment problems, or wet insulation are extensive. An inspection that documents the roof by area is the right basis for the decision.
Can a leaking metal roof be fixed without replacing it?
Often, yes. Many metal roof leaks come from fasteners, laps, seams, and flashings, which can be repaired or sealed. If leaks show up across the roof, restoration may cost less than replacement. Confirm with an inspection first.
Do you handle commercial metal roofs in Colorado Springs?
Yes. Colorado Springs is our primary service area and home to our office at 770 Wooten Road, Suite 105. We also serve Denver, Pueblo, Parker, Castle Rock, Fort Collins, Breckenridge, Grand Junction, and Durango as service areas. Those are service areas, not separate offices. See our Colorado Springs and locations pages.
What warranty comes with Tectum commercial work?
Commercial jobs with Tectum include an NDL warranty. We do not list duration, exclusions, or coverage terms here. Ask for the warranty documents that apply to your specific project once the scope is confirmed.
In Need of Commercial Metal Roof Repair or Restoration?
If you need a commercial metal roofer in Colorado Springs, Tectum Roofing can help. We will inspect the roof, explain whether repair, restoration, or replacement makes sense, and help you maintain it over the years. See our commercial roofing and roof systems pages for more.
Call 719-455-7663 (24/7) or request an inspection today.