Are you tired of dealing with leaks and other issues caused by a cracked and worn-out metal roof? Well, sealing your metal roof might be the solution you’re looking for. Not only will it protect your home from the elements, but it also will lower your cooling costs and prolong the life of your roof. Metal roof sealing costs around $457 to $2,070, with a national average cost of around $1,264.
There are various factors that can affect the cost of sealing a metal roof, so you should understand them if you want a more accurate estimate of how much you’ll be paying for this service. You may have to pay your roofer as little as $167 to as much as $8,100 to seal your metal roof.
In this pricing guide, we’ll cover:
- Average Costs
- Cost Estimator by Size
- Other Factors That Affect Cost
- Related Services
- Cost by Location
- FAQ
Average Metal Roof Sealing Costs
| National Average Cost | $1,264 |
| Typical Price Range | $457 – $2,070 |
| Extreme Low-End Cost | $167 |
| Extreme High-End Cost | $8,100 |
If you’re installing a new roof, check if it already has waterproofing or if you need to apply a sealant as an added layer of protection. You also should check with your roofing contractor whether the sealant application is already included in the metal roof installation costs or if it will be an add-on cost.
For an existing roof, it’s essential to keep it in good condition to protect your home from the elements. So you need to recoat it every five to 10 years, sealing every fastener and gap to make it as water-tight as possible. On average, most homeowners pay around $1,264, but typical roof coating costs around $457 to $2,070 for a small-sized roof, or 58 cents to $4.50 per square foot, including labor.
The overall cost for your roof sealing project will still depend on several factors, including the square footage and pitch of your roof, as well as the type of coat or sealant used. For minimal work on a small section of a metal roof, you may only have to pay around $167. But if you have a bigger roof section to seal or use the most expensive sealants, the overall cost can go up to $8,100.
Metal Roof Sealing Cost Estimator by Size
The size of the roof surface that needs to be sealed will significantly affect the total cost you have to pay for this home improvement project. Some roofers will charge you by the hour for the roof coating services, while others base their cost estimate on the roof’s square footage.
But whatever billing method your roofing contractor uses, your roof size is still the biggest factor in determining the total roof coating cost. To get an estimate of the size of your roof, you can base it on your home’s square footage and use the formula:
Your home’s square footage x 1.5 = approximate roof size
For example, if your house is 1,000 square feet, multiply that number by 1.5, and your approximate roof size would be 1,500 square feet. To determine the total cost for your metal roof coating project, simply multiply the rate provided by the roofing contractor by the size of your roof in square feet. For a rate of 58 cents per square foot, you need to multiply that by your roof size. In the example above, multiplying the rate by 1,500 square feet will result in an approximate total cost of $870.
| Home Square Footage | Approximate Roof Square Footage | Typical Cost Range (58 cents to $4.50 per square foot) |
| 300 | 450 | $261 – $2,025 |
| 500 | 750 | $435 – $3,375 |
| 800 | 1,200 | $696 – $5,400 |
| 1,000 | 1,500 | $870 – $6,750 |
| 1,200 | 1,800 | $1,044 – $8,100 |
Other Factors That Affect Cost
When it comes to your roof coating project, there’s more to take into account than just the size of your roof. You will have to consider things like the type of sealant to use, how much prep work is needed, and your type of roof. And don’t forget about warranties – you should check if your roof or sealant has one in place.
Type of Sealant
One of the main factors that can affect your overall roof coating costs is the type of sealant you’ll be using. Depending on the sealant, you may have to pay between 58 cents and $11 per square foot to recoat your roofing system.
Acrylic / Elastomeric
Acrylic or elastomeric coatings are a popular choice because they’re pretty affordable – usually costing around 15 cents to 78 cents per square foot for the materials and 58 cents to $2.38 per square foot, including labor. However, one thing to keep in mind is that they tend to wear out faster than other types of coatings and may need to be reapplied every 10 years or so. Still, most homeowners find this type of sealant excellent for short-term sealing needs.
Acrylic coatings are good for hot and sunny climates as they need to be applied when the temperature is above 50°F. But if you’re looking for something that’s more heavy-duty and can stand up to heavy rainstorms, you might want to consider a liquid-rubber coating. They are more expensive but will last longer and provide better waterproofing for your roof.
Bitumen
Bitumen is an asphalt-based sealant that is commonly used around areas like chimneys, skylights, and flashing on asphalt shingle roofs. You may have to pay between 80 cents and $1.50 per square foot for the materials and $1.12 and $2.50 per square foot, including labor, or even more if you have a complex and pitched roof.
Roofing contractors don’t usually use it as a full roof coating, but it can be a great option for small repairs. With proper maintenance, it can last for up to 10 years or more.
Silicone
If you need a roof coating that can withstand the test of time and the wrath of Mother Nature, silicone may be the solution for you. Not only is it extremely durable, weatherproof, and long-lasting, but it’s also budget-friendly. The material costs around 75 cents to $1.45 per square foot, and if you include the labor costs, the price range is around $1.50 to $3.50 per square foot. Plus, it’s a one-stop shop as it doesn’t require a primer before application.
Keep in mind, though, that silicone roof coating can be slippery when wet. And if you have a sloped roof, expect to pay a bit more, as it can be more complicated to apply. But it’s all worth it, especially since it can protect your roof against harsh weather conditions and UV rays for up to 15 years.
Liquid rubber
You can say goodbye to pesky seams with liquid rubber roof coating. It may cost a bit more, around $1.15 to $1.85 per square foot for the materials and $1.62 to $3 per square foot, including labor, but it’s worth it because it’s thicker and often only requires one coat.
As long as you use the right primer, this type of sealant creates a monolithic roofing system that’s perfect for almost any roofing type. On average, liquid rubber roof coating can last up to 15 years, sometimes even more than 20 years.
Polyurea (Polyurethane)
Polyurea (polyurethane) is not only one of the newest options on the market, but it also boasts the best insulation properties of all roof coatings. And the best part is, it’s a steal at only 48 cents to $1.65 per square foot for the materials and $1.75 to $4.50 per square foot, including labor.
With its durability, it can last around 30 to 50 years. And if you have a flat roof, this high-quality topcoat can resist pooling water and help you avoid leak problems.
EPDM sheets
If you have a flat or low-sloped roof, then EPDM sheets would be a great option for you. Although, with a cost of around $1.80 to $5 per square foot just for the materials alone, this sealant is the most expensive. And if you include the labor costs, you may have to pay around $3 to $11 per square foot. But don’t let that discourage you, as even a single sheet provides a seamless and durable roof covering.
If you want to make it last up to 50 years, remember to let the professionals handle the installation because it can leak through seams if not installed properly.
Prep Work
Before your roof contractor can start the recoating project, your existing roof needs to be properly prepared. This process, which includes roof cleaning and power washing to remove dirt and debris, as well as repair of minor holes and gaps, will cost around $0.37 to $0.75 per square foot. But it’s worth the investment to ensure a smooth and successful roof sealing job.
To reduce expenses, you may be tempted to do the prep work yourself with a rented power washer, which can cost anywhere from $51 to $113 per day. You also may want to buy a pressure washer since the average cost is just $246. Still, it’s best to leave it to a professional to avoid any potential damage to your home.
Labor Costs
The labor cost for a roof sealing job can range from 32 cents to $6 per square foot. It all depends on your roof size, pitch or slope, type of sealant used, and the duration of the project. And if you live in a city with a high cost of living, it might just bump up the cost. But just think of it as a small price to pay for a leak-proof roof.
Roofing Permits
Whether you’re sealing a metal roof or asphalt shingles, you need to acquire the required permits. The fees for the permit can range from $255 to $500, depending on the scope of your sealing project.
So before starting on your home improvement project, don’t forget to secure the proper permits. You may have to go through inspections and submit the plans for review. By complying with local building codes and regulations, you can avoid having to pay fines.
Roof Removal
If your existing metal roof has sections that need to be replaced, you also need to consider the expenses for roof removal. Roofing contractors usually charge around $1 to $1.65 per square foot, which already includes the cost of disposing of the old roofing materials.
While you won’t have to bother about this if you’re building a new house, homeowners who are replacing sections of their current roof need to be aware that even partial roof replacement can significantly add to the cost. As with a metal roof installation, the bigger the size of the roof, the higher the cost for removal.
Roof Slope or Pitch
Apart from the other cost factors, the slope or pitch of your roof will have a significant impact on the overall roof coating costs. You also should ensure the contractor you choose has experience with your specific roofing type.
Even though you can use almost any type of coating on a metal roof, the pitch of the roof can affect how many coats you need. If you need to apply more than two coats, this increases the application time, so expect to pay extra for your recoating project.
Warranty
When hiring a sealing contractor for your metal roof, don’t forget to ask about the warranty they offer with the service. A warranty can give you peace of mind and protect you from any issues with the roof sealing job, such as premature wear and tear.
And, don’t forget that the sealant manufacturers also offer their own warranties, usually ranging from 10 to 20 years, but it’s important to read the fine print and understand the details of the warranty.
Additionally, find out if your contractor is offering a warranty on their labor service, which is usually between two and five years. So, before you sign on the dotted line, make sure you understand the details of the warranty. It’s better to be safe than sorry.
Related Services
Neglecting to take care of your roof and its sealant can lead to costly recoats, early roof replacements, or repairs. So, why not save yourself some money in the long run by budgeting for regular maintenance? It’s a smart move that will pay off in the long run.
Roof Painting
On average, you can expect to pay between $1.08 to $2.85 per square foot to give your metal roof a fresh coat of paint. The final metal roof painting cost can vary depending on factors like the size and accessibility of your roof, the steepness of it, the condition of the roof, and the type of paint used. Oh, and don’t forget about additional expenses for power washing or cleaning if the roof section to be painted is dirty or in poor condition.
Roof Maintenance
If you want your metal roof to last, regular maintenance is key. Even though metal roofs are pretty tough, they still need some TLC to keep them in tip-top shape. The cost for maintenance is usually around $100-$750 per year and includes tasks like fixing broken and loose metal shingles.
Sure, you can try to tackle those maintenance tasks on your own, like giving your roof a quick visual inspection and gutter cleaning. But why take the risk of doing it wrong? It’s always best to call in the pros to make sure everything is done correctly and prevent any future headaches. Save yourself the hassle and let the experts handle it.
Roof Repair
Before you jump into that roof coating project, have you checked for any necessary repairs? You might need to patch up a big crack or even replace some damaged areas. These metal roof repairs can add up, with costs ranging from $559 to $2,101, depending on the type of roof, extent of the damage, and other factors.
But, don’t let that cost scare you, it’s important to be prepared financially for these repairs as the roof may need some attention a few times throughout its life due to normal wear and tear or extreme weather conditions.
Roof Inspection
If you want to keep your metal roof in tip-top shape and avoid costly repairs, a professional roof inspection is a must. The cost of an inspection can vary, but it typically ranges from $120 to $320. A pro inspector will give your roof a thorough examination and look for any signs of damage. They’ll provide a detailed report of their findings, and it’s a good idea to schedule an inspection at least every other year or even annually to catch any potential issues early on.
Roof Cleaning
Instead of tackling the task yourself, why not leave it to the pros? Hiring professional roof cleaners may cost around $490, but they come equipped with the right tools and solutions to safely and effectively clean your metal roof. Plus, a professional roof cleaning service will give your roof a thorough inspection for roof leaks, corrosion, water damage, and sealant issues.
Cost of Metal Roof Sealing by Location
Sealing a metal roof costs more when you live in an area with a high cost of living. Some examples of these cities include Los Angeles, New York, and San Francisco. But if you live in a rural area or a county where the cost of living is lower, you can expect the cost of sealing your metal roof to be more affordable.
Another thing to note is that the climate in your region also can affect the overall cost of your sealing project. If you live in an area with harsh climates and shorter roofing seasons, you may have to pay more than in a city with a warmer climate and longer roofing seasons. To be sure, ask roof contractors in your area for a free quote and compare prices.
FAQ About Sealing a Metal Roof
It actually depends on a bunch of different factors. But as a general rule of thumb, it’s a good idea to give your metal roof a fresh coat every five to 10 years. Of course, this can vary depending on things like the type of roof sealant you use, the weather conditions in your area, and how much wear and tear your roof gets.
If you live in the Southern U.S., you might have to recoat your metal roof more often than homeowners living in other parts of the country. This is because of the strong UV exposure and heavy rains. It’s a good idea to give it a little extra TLC to make sure it stays in good shape.
It’s crucial to regularly seal your metal roof to avoid moisture damage and other problems, especially if you have a flat roof. During heavy rains, your flat roof can turn into a mini swimming pool for the birds. Even though these roofs are supposed to drain away the water, it would be better to have sealant protection.
Yes, if you have the necessary skills and experience to do the tasks. However, it is not recommended to do DIY sealing on a metal roof because it can be more difficult to work on than other types of roofs. Sealing them without the proper knowledge and materials can be hazardous.
If you’re not careful when you’re sealing your metal roof, you might end up causing more damage than you’re fixing. And that’s not even counting the fact that you might hurt yourself in the process. Plus, if you do something wrong, you might end up voiding your warranty.
So, if you’re thinking about doing it yourself to save some money, it’s not worth risking your safety or your roof’s health. You could always hire a local roofing contractor – they’ll make sure the job gets done safely, correctly, and on time.
Find a Metal Roof Recoating Pro in Your Area
Recoating your metal roof is a great way to give it a longer lifespan and protect it from the elements. Not only will it keep moisture, fire, and other harmful things at bay, but it also can save you big bucks on repair costs and energy bills. Who doesn’t love saving money, right?
The roof pitch and size, the amount of prep work needed, and the type of sealant can all affect the overall costs. Sealing a metal roof only costs from $167 to $8,100 (including labor), with a national average cost of $1,264. And if you’re thinking of selling your home, a freshly sealed roof can give it a major boost in curb appeal and fetch you top dollar.
Seal that roof, and seal the deal. RoofGnome connects you to the best roofing companies in your area today.
Main Image Credit: Chris Baranski / Flickr / CC BY 2.0
