As for flashing, it always feels like the Achilles’ heel, right? Ever tried those newer flexible flashing tapes? They’re supposed to help, but I’m still skeptical—especially around old brick chimneys.
I hear you on the flashing. I’ve done a couple of roof jobs over the years (asphalt and then metal), and honestly, flashing is always where things get dicey. Those flexible tapes are a step up from the old-school stuff, but around my 1920s chimney, nothing seems to last more than a few seasons before something starts peeling or leaking. I’ve tried the butyl-based ones—better than tar, but still not magic.
About lightning and metal roofs—this comes up every time someone in my neighborhood talks about switching from shingles. I did a ton of research before pulling the trigger on mine. The science says metal doesn’t actually make your house more likely to get hit by lightning. It’s conductive, sure, but that just means if you do get hit, the charge spreads out and heads for ground instead of setting your roof on fire like wood or asphalt might. I live in central Texas where storms are no joke, and honestly, I sleep better knowing my roof isn’t going to catch fire from a strike.
The real headache with metal is hail, like you said—my roof looks like it’s got chickenpox after last spring’s storm. Insurance covered it, but now I’m stuck with “roof freckles” too. Not exactly curb appeal material. Still, I’d rather deal with dents than leaks or fire risk.
Green roofs are cool in theory—I saw one at a friend’s place in Austin and it handled hail way better than mine—but they’re a pain to install unless your house is built for it. Plus, maintenance is a whole other animal.
If you’re worried about lightning, grounding rods are worth looking into. Not cheap, but peace of mind counts for something. For me, the pros of metal outweigh the cons, even if my house sounds like a snare drum every time it rains.
That “snare drum” comment made me laugh—rain on metal is no joke, especially when you’re trying to watch TV. I’m with you on the lightning thing. I’ve managed a few properties with metal roofs, and never actually seen one get hit, but folks always ask. The only time we had an issue was with a poorly grounded outbuilding, and that was more about the old wiring than the roof itself. Hail’s definitely the bigger headache here in the Midwest…those dings show up fast, but at least it’s not leaks every season like with some of our older shingle jobs. Flashing around chimneys is still my nemesis—nothing seems to last forever, no matter what magic tape or sealant we try.
Interesting point about the flashing—I've seen a lot of callbacks for leaks right at that spot, especially after a rough winter. Does anyone have luck with any particular type of flashing or install method around chimneys? I keep hearing mixed opinions on step vs. continuous.
I’ve had more luck with step flashing, honestly. Continuous always seemed like it’d be easier, but the joints in step flashing seem to handle freeze/thaw cycles better for me. Maybe it’s just my old house, but I’ll take a few extra pieces over a spring leak any day.
