Had a similar experience with metal roofing at my old place—durable, sure, but man, those sneaky leaks drove me nuts. Still, beats replacing shingles every storm season. Guess it's all about trade-offs and staying ahead of the curve with maintenance...
When I moved into my first house, it had this older metal roof—looked solid enough at first glance. But man, the first big rainstorm hit and I found myself scrambling around the attic with buckets and towels. Turns out the previous owner had done some DIY patching that didn't quite hold up. I ended up getting a roofing guy to come out, and he showed me how even tiny screw holes or seams can let water sneak in. He recommended sealing around screws and joints every couple of years as preventive maintenance. Honestly, once I got into that routine, it wasn't too bad. Definitely beats worrying about shingles flying off every time the wind picks up. So if you're thinking about going metal, just be ready to stay on top of those little details... it'll save you a headache later on.
Had a similar experience inspecting a house a few years back. The homeowner had proudly told me he'd "fixed" the metal roof himself, and at first glance, it looked decent enough. But once I got up into the attic, I could see daylight peeking through tiny holes around screws and seams. Sure enough, when I asked him about leaks, he admitted they'd had some minor issues during heavy rains. He'd been patching it up with silicone caulk every year or so, but that stuff doesn't always hold up well long-term—especially if it's not specifically made for roofing.
The roofing guy you talked to was spot-on about sealing around screws and joints regularly. Metal roofs are great overall—durable, fire-resistant, and they handle wind better than shingles—but they're definitely not maintenance-free. I've seen plenty of metal roofs last decades without major issues, but the key is staying ahead of those little leaks before they become big headaches.
One thing I've noticed is that people often underestimate how much expansion and contraction metal roofs go through with temperature changes. Even tiny movements can loosen screws or open seams slightly over time. That's why using the right sealant (something flexible and UV-resistant) makes a huge difference.
Curious though, did your roofing guy mention anything about checking or replacing the screws themselves periodically? I've heard mixed opinions on whether that's necessary or just overkill...
I get what you're saying about screws loosening over time, but from what I've seen, replacing them regularly might actually be a bit of overkill. I've worked on a bunch of metal roofs, and usually the screws themselves hold up pretty well if they're installed correctly in the first place. It's more the washers under the screws that tend to break down or crack with age. Once those washers start going bad, that's when leaks sneak in.
Instead of swapping out all the screws periodically, it might make more sense to just inspect them every couple years and replace only the ones with damaged washers or visible corrosion. Saves you from unnecessary work and expense. Plus, every time you remove and replace a screw, you're potentially enlarging the hole slightly, which could cause more issues down the line.
Just my two cents based on what I've seen so far... metal roofs are great, but sometimes simpler maintenance is better than constant replacements.
Good points about the washers—I think that's often overlooked. I've noticed the same thing on roofs I've assessed after storms. Usually, the screws themselves are pretty solid, especially if they're quality screws to begin with. But those washers... man, they don't age gracefully at all. UV exposure, temperature swings, and moisture seem to really do a number on them over time.
One thing I'd add, though—I've come across cases where screws do loosen slightly after severe weather events. Not necessarily enough to pop out or anything dramatic, but enough to let water seep in slowly. It's subtle and easy to miss if you're not specifically checking for it. Maybe that's why some people feel the need to replace screws regularly as a precaution?
I totally agree that randomly pulling screws out every few years could cause more trouble than it's worth. Enlarging the holes is definitely a risk, and I've seen roofs where repeated screw replacements actually caused leaks instead of preventing them. Not fun to deal with when a homeowner calls wondering why their "preventive maintenance" turned into a leaky ceiling.
Personally, I recommend just doing a careful visual inspection after any major weather event and at regular intervals (maybe every couple of years, like you suggested). If you spot damaged washers or screws that look corroded or loose, swap those out individually. A bit tedious sometimes, yeah, but way better than creating unnecessary damage or extra work.
Funny enough, I once had a homeowner who decided to replace every screw on his roof as a weekend project "just in case." He ended up stripping half the screws, enlarging the holes, and causing leaks everywhere. Took us days to fix the mess. Sometimes the best intentions can backfire spectacularly...
Anyway, metal roofs are definitely solid when they're properly maintained. Just gotta treat those washers with respect—they're more important than they look.
