Metal Roof Inspection Services
A routine visit, a storm check, a buyer's inspection and a maintenance call use the same checklist and answer different questions.
Annual Metal Roof Inspection
NRCA, the national roofing contractors' association, recommends inspecting a roof at least twice a year, ideally in spring and fall. On a metal roof in Livonia, the spring visit matters most: Detroit Metro Airport averages about 120 nights a year at or below freezing, so spring is when winter's wear on sealant, washers and trim shows up.
A routine check covers:
- Exposed fasteners: backed-out screws and cracked or flattened washers. How often they need replacing is on our metal roof repair page.
- Standing seam: seams that have opened, clips that show through, and oil canning (explained on our standing seam metal roofing page).
- Sealant: at trim laps, end laps and around pipe boots.
- Flashing: at chimneys, sidewalls and skylights. Detailing is on our metal roof flashing and trim page.
- Finish: scratches, chalking, and rust at cut edges and drip lines.
- Snow guards: loose clamps, missing pads and bent rails.
- Attic side: frost, drips or stains on the underside of the deck, which often point to condensation rather than a leak.
Post-Storm and Hail Inspection
NRCA adds an inspection after any severe storm, hail included. NOAA's Storm Events data lists 132 thunderstorm wind reports in the county from 2015 to 2024, 30 of them in 2023 alone. Of the 23 hail reports in that period, 14 were hail 1 inch or larger, and the one nearest Livonia was 1.50-inch hail at Redford Heights on July 20, 2023.
After a storm the contractor looks for dents and whether the paint cracked at them, lifted panel edges and rake trim, a loosened ridge cap, torn pipe boots, and damage from falling limbs. Dated photos and notes go into the report, which helps if you file an insurance claim. What an impact rating means, and what it doesn't, is on our stone-coated steel roofing page.
Pre-Purchase Roof Inspection
Buying a house with a metal roof means a few questions a general home inspector may not answer. What system is it: standing seam, exposed fastener, steel shingles, stone-coated? Was it laid over old shingles, and how many layers are under it? The code rules on that are on our metal roof over shingles page. Is the paint chalking, and are there rust spots at laps or cut edges? Does the attic show stains or frost marks?
Ask the seller for the product name, the gauge and finish, and the re-roof permit. A roofing contractor's report gives you something concrete to negotiate with, or a reason to walk away.
Maintenance Visits
NRCA doesn't recommend homeowners walk on their roofs unless they have the experience and equipment to do it safely. On a steep roof, a lot can be seen from the ground or from a ladder at the eave. NRCA also notes that many contractors offer maintenance under a long-term agreement, so inspection, cleanup and small repairs happen in one visit. Its case for regular upkeep is practical: maintenance finds leak sources before they leak, and most manufacturer warranties require the roof to be properly maintained.
A maintenance visit typically means:
- clearing leaves out of valleys and gutters, where NRCA says debris collects and blocks drainage
- replacing failed screws and washers, and resealing trim laps
- touching up scratches with the panel maker's touch-up paint
- retightening snow guard set screws
- washing a silicone-coated roof, which collects dirt
Why Livonia homeowners call Livonia Metal Roofing
- Estimate in writing, at no cost
- Gauge, panel profile and paint finish named in the quote
- Re-roof permit listed in the written scope
- One independent local metal roofer per request
- Homeowners pay nothing for the referral
A Metal Roof Calendar for Livonia
Spring, after the snow is gone
The main inspection, using the checklist above.Summer, after storms
A check after hail or a strong thunderstorm, before any insurance deadline runs out.Fall, before the first snow
Clear valleys and gutters of leaves, test heat cable, and confirm snow guards are tight.The first cold snap
Look in the attic. Fabral, a metal roofing maker, says condensation calls come in every fall the first time temperatures drop, often reported as a "leak" on a dry day.6 to 12 months after a silicone coating
A wash, which the coating maker recommends to remove early dirt.
What the Inspection Report Should Include
A useful report is specific. It should cover:
- the roof type, and the gauge and finish if they can be identified
- a marked-up photo set of each problem, with its location on the roof
- what needs fixing now, what can wait a season, and what to watch
- a rough split between repair, recoating and replacement where it applies
attic findings
Ventilation, insulation over the wall line, and stains or frost
When the Inspection Finds Problems
Most findings are small: a dozen bad screws, a cracked pipe boot, a lap that needs sealant. That's metal roof repair. An old exposed-fastener roof with chalky paint and widespread surface rust is a candidate for metal roof coating. Drips with no rain behind them usually trace to attic moisture. The fixes for that are on our metal roof underlayment and ventilation page. Rust holes, a soft deck or a roof at the end of its life point to metal roof replacement.
The inspection decides which of those paths you're on, before anyone starts quoting the expensive ones.