Our 24-gauge standing seam price is $26,000 to $48,000 for the one-story Orlando homes we roof most. Where your home lands in that range depends on roof shape, pitch, the condition of the deck and the panel you choose.
| Roof type (same home size) | Assure-U installed range |
|---|---|
| Architectural shingle | $12,000 to $22,000 |
| Standing seam metal, 24-gauge | $26,000 to $48,000 |
| Concrete tile | $28,000 to $50,000 |
Each range covers the same home size and scope, spelled out on our roof replacement cost page. We do not publish an exposed-fastener metal price, so this guide compares the two panel types on everything except a dollar figure. For a broader look at all three materials, see shingle vs metal vs tile.
What is the difference between standing seam and exposed-fastener metal?
The difference is how each panel attaches to the roof.
Standing seam panels have raised seams that lock together above the flat of the roof. Clips fasten to the deck and hide under the seams. McElroy Metal's residential metal roofing guide describes standing seam as attaching with hidden clips so no fastener goes through the weathering surface.
Exposed-fastener panels, also called through-fastened or screw-down panels, overlap at the edges. Screws with rubber washers go through the face of the panel into the deck or purlins. The same McElroy guide notes this leaves the fastener gaskets exposed to weather for the life of the roof.
The Florida Building Code treats the two differently on low slopes. Section R905.10.2 of the Florida Building Code, Residential sets a minimum slope of one-quarter in 12 for standing seam systems. Lapped, nonsoldered-seam panels need 3 in 12 without lap sealant, or one-half in 12 with sealant applied per the manufacturer's instructions.
Why does standing seam cost more?
McElroy's guide says exposed-fastener panels cost less and install faster, while standing seam takes more material and labor to make and install. The raised seams use extra metal, every clip is a separate fastening step, and the trim at hips, valleys and walls has to be shaped around the seams.
What drives the price of a metal roof in Florida?
These factors move a quote up or down inside our range.
| Cost driver | Why it matters |
|---|---|
| Roof size and shape | More valleys, hips and dormers mean more trim and cut panels |
| Pitch | Steep roofs take longer to work safely |
| Panel gauge and metal | Our range assumes 24-gauge steel. Other gauges or metals change material cost |
| Deck condition | Rotten sheathing found after tear-off gets replaced |
| Code-required upgrades | Older homes (permitted pre-2002) get the deck re-nailed and a secondary water barrier added |
| Penetrations | Vents, skylights, solar mounts and chimneys each need flashing |
Those upgrades do not care what the new roof is made of. Florida Statutes s. 553.844(3) has a site-built single-family reroof add a secondary water barrier and better deck attachment, and the residential code applies that to homes permitted before the Florida Building Code took effect in 2002. Our Florida Building Code roof requirements guide covers those steps.
Do metal roofs need Florida product approval?
Yes. Florida Statutes s. 553.842 names roofing as one of the product groups that need state approval before anyone installs them in Florida. This applies to standing seam and exposed-fastener panels alike.
Section R905.10 of the residential code goes further for metal. It requires metal roof panels to be made under the manufacturer's product approval specifications and limits of use, under a quality assurance program audited by a third party the Florida Building Commission approves. Section R905.10.4 requires panels to be secured per the code and the manufacturer's installation instructions. When those instructions are silent, the code calls for galvanized fasteners on steel roofs, with stainless steel also acceptable.
The approval is where wind performance lives. It names the deck the panel was tested over, the clip or screw spacing, and the uplift pressure the system resists. Two panels that look alike can carry different ratings. You can look up any panel by its FL number on the Florida Building Code Online product approval search.
How much maintenance does each type need?
Standing seam. With no screws through the panel face, upkeep is mostly checking sealants, flashing and trim, and clearing debris from valleys.
Exposed fastener. Each screw makes a hole through the panel, sealed only by its rubber washer. Those washers sit in direct sun and rain for decades. Plan on periodic inspections to find loose screws and worn washers and replace them before water gets in. Over a long ownership, that labor narrows the upfront price gap.
How long does a metal roof last, and what does that do to the cost?
Longer life spreads the higher price over more years. McElroy's guide states a residential metal roof routinely provides 50 to 60 years of service, citing a Metal Construction Association study of Galvalume standing seam roofs. Salt air, coatings and maintenance all change that number in Florida. Our guide to how long a metal roof lasts breaks it down for coastal and inland homes.
If you will stay in the house 20 years or more, a metal roof often costs less per year than replacing shingles twice. If you will sell sooner, shingles usually win on total cost.
What should I ask for in a metal roof quote?
- Panel type, gauge, metal and finish
- The Florida product approval FL number
- Clip or screw spacing for your home's wind zone
- How deck repairs are priced if rot turns up
- What the price includes for tear-off, permit and disposal
Curious what your own house would cost in metal? A free roof inspection gets you measurements, a deck check and a written standing seam price. Learn more about standing seam metal roofing in Orlando.
Sources
- Florida Building Code, Residential, 8th Edition (2023), Chapter 9 Roof Assemblies, Section R905.10 Metal roof panels
- Florida Statutes s. 553.842, product evaluation and approval
- Florida Statutes s. 553.844, windstorm loss mitigation and reroofing requirements
- Florida Building Code Online, Product Approval search
- McElroy Metal, Residential Metal Roofing Guide
