- 100% agree about old fastener holes being a weak spot. Even with the “good” marine sealants, I still see evidence of water sneaking in after a couple years, especially if the roof’s facing the ocean.
- Salt air just finds its way into everything, and it’s relentless. I’ve seen stainless fasteners look fine on the surface but start to stain or pit underneath. Galvanized ones don’t even last that long around here.
- I’ve actually come across a few roofs where butyl tape was used under the fastener heads, usually on metal panels. In my experience, it does seem to help with leaks for a while—definitely better than just relying on sealant alone. But after maybe 5–7 years, the tape can start to dry out or lose adhesion, especially if the sun hits that area hard.
- One thing I’ve noticed is that roofs with a steeper pitch seem to have fewer issues with this, probably because water runs off faster and doesn’t sit around the fasteners as much.
- For repairs, I usually recommend oversized washers with butyl tape, then a dab of sealant over that. It’s not perfect, but it buys some time.
- Honestly, nothing’s really “forever” near the coast. Regular inspections are key. I tell folks to check every couple years, especially after big storms.
- If you’re seeing rust stains already, it might be worth pulling a few fasteners and checking underneath. Sometimes the corrosion is worse than it looks on the surface.
- Don’t beat yourself up if you’re chasing leaks every few years—coastal roofs are just a constant battle. You’re not alone.
That’s pretty much spot on. I’ve lived near the coast most of my life and even with regular upkeep, it feels like you’re always patching something. I’ve had stainless fasteners that looked okay until I pulled them and found rust underneath—frustrating, but not surprising. The oversized washer trick has saved me a few times, though I wish there was a better long-term fix. Coastal roofs just need more attention, plain and simple. Don’t get discouraged if you’re chasing leaks—it’s just part of living out here.
Can’t tell you how many times I’ve had to explain to owners that “stainless” doesn’t mean invincible out here. Salt finds its way in no matter what you do—especially with all these older roofs. I’ve seen more than a few “quick fixes” come back to haunt folks after a season or two. Honestly, I’ve started budgeting for touch-ups every year instead of pretending it’s a one-and-done job. If you’re not proactive, you’re just asking for headaches later.
“Honestly, I’ve started budgeting for touch-ups every year instead of pretending it’s a one-and-done job.”
That’s the only way I’ve managed to keep my place from turning into a rust farm. First year we moved in, I thought the “stainless” screws and flashing would be fine—nope. By the next spring, little orange streaks everywhere. My step-by-step now: once a year, I walk the roof, check all the seams and fasteners, and hit any trouble spots with marine-grade sealant. It’s not glamorous, but it beats shelling out for major repairs later. Stainless is tough, but salt air is sneakier than I ever expected.
I run into this all the time—folks think “stainless” means invincible, but salt air finds the tiniest weaknesses. I’ve started swapping out screws for coated ones, then I dab a bit of sealant over each head. It’s tedious, but honestly, it’s the only thing that’s kept my clients from calling back with rust complaints. Even with marine-grade stuff, you gotta stay on top of it. Ever tried using butyl tape under flashings? That’s helped me in the worst spots.
