Residential metal roof replacement
Discuss roof type and association requirements. See our Miami roofing guide for local context.
Metal roofing Miami Standing seam, for the coast.
Standing-seam metal roofing.
Perkins Roofing installs and repairs standing-seam metal roofs across six South Florida counties, from offices in Miami and Jupiter. Send your address and what matters to you, and we will review the panel, finish, flashing and coastal details for your home or commercial building.
In Miami-Dade and Broward — the High Velocity Hurricane Zone — ask which Miami-Dade Notice of Acceptance or Florida Product Approval covers the exact panel system.
Budgeting a re-roof? Start with the South Florida roof replacement cost guide.
Discuss your metal roof Explore the roof system
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Metal roofing for Miami homes and commercial buildings
Our Miami office coordinates an inspection to establish your metal-roof scope.
This overhead photograph shows panel runs, the ridge cap and roof penetrations together. Use it to discuss the roof details you want to see in a proposal, including transitions to adjoining roof areas.
How close to salt water can a metal roof be in Florida?
It depends on the metal, the finish and the manufacturer. Englert publishes no Galvalume steel warranty within half a mile of salt or brackish water, and from December 31, 2026 the Florida Building Code (9th Edition, Section 1711) generally requires stainless steel for exposed roof fasteners within 300 feet of a saltwater coastline. Check your address with the salt or brackish water check.
Sources: Englert sample roof warranty · FRSA: new FBC corrosion-resistance requirements · Gulf Coast sample warranties
What does a standing-seam metal roof cost in South Florida?
Rough estimate: Perkins plans standing-seam metal re-roofs at about $1,100 to $2,300 per square (100 square feet) installed, with tear-off of one layer, underlayment, flashing and the permit. Panel metal, profile, gauge and finish move the number. It is a planning range, not a quote; the price comes from a measured inspection and a written proposal.
Source: Perkins roof replacement cost guide (2026 planning ranges)
Which Metal Roof Approvals Apply in Miami-Dade and Broward?
Miami-Dade and Broward are the High-Velocity Hurricane Zone, so the exact panel system, clips and fasteners need approval for HVHZ use: usually a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval listed for the HVHZ, installed as the approval describes. Ask any roofer for the approval number and check it yourself.
Sources: Miami-Dade product approval (NOA) search · Florida Product Approval search · Perkins guide: what the HVHZ means for your roof
Four decisions behind the finish
Know what goes
into your roof.
A covering is part of an assembly. Explore the questions that turn a material preference into a more complete project conversation.
01 / Panel & exposure
Choose for the address.
Color is one decision. Panel substrate, finish, roof slope and proximity to salt water also affect suitability and the terms a manufacturer will offer.
- Panel profile, steel or aluminum and finish
- Roof pitch, geometry and fabricated transitions
- Coastal exposure and written warranty review
02 / Seams & flashing
Follow the water to the edge.
Raised seams are only part of the picture. Eaves, walls, ridges and penetrations need compatible flashing and closures, with underlayment appropriate to the specified panel system.
- System-specific slope and drainage requirements
- Compatible underlayment and temperature limits
- Ridge, eave, wall and penetration details
03 / Clips & movement
Let the assembly do its job.
Standing-seam systems use concealed attachment details that depend on the selected panel. Clips, fasteners, substrate and provisions for thermal movement must work together.
- Tested panel and attachment assembly
- Design pressures and fastening substrate
- Thermal movement and compatible metals
04 / Long-term care
Inspect the small details.
A metal covering still needs inspection and care. Coatings, sealants, fasteners and flashing have their own maintenance needs; a long warranty term is not a prediction of roof life.
- Panel finish, cut edges and debris
- Penetration seals and flashings
- Manufacturer maintenance and exposure terms
Material & assembly guide
What sits beneath
the finished roof.
Six parts of the conversation, from structure to attic conditions. This explains their roles; exact products, dimensions and installation are defined in the project documents.
Deck & structural support
Review the existing deck, damaged areas, attachment and the structure supporting the proposed covering. The project documents determine repairs and fastening.
Secondary water resistance
Identify the approved approach to deck seams and water resistance. Some systems combine functions; these are not necessarily six separate installed layers.
Compatible underlayment
Confirm the temperature rating and compatibility required by the metal roofing manufacturer. Requirements depend on panel type, substrate and assembly.
Flashing & drainage
Coordinate valleys, wall transitions, penetrations and eave details so water has a continuous path off the roof.
Standing-seam panels
Raised seams and concealed attachment produce the characteristic profile. The exact panel, seam, clips and fasteners belong to the specified assembly.
Ventilation & attic conditions
Review moisture, insulation and the existing attic design. Ventilation details must suit the assembly; a sealed attic requires a different approach.
Coastal behavior
South Florida belongs in the specification.
Heat, salt exposure, wind and rain affect different parts of the roof. Discuss the conditions at your address.
Sun & heat
Finish, color and solar reflectance affect heat absorption. Compare the selected finish and the attic system; do not assume every metal roof delivers the same temperature or energy result.
Salt air
Review panel substrate, coating, cut edges, flashings and compatible fasteners. Coastal warranty exclusions can differ between products from the same manufacturer.
Wind uplift
Panel dimensions, seams, clips, fasteners and deck form an assembly. Confirm the approved system for the design pressures at your property.
Wind-driven rain
Raised seams do not remove the need for properly formed closures and flashing. Wall, ridge, hip and eave transitions remain important inspection points.
An informed next step
Start with condition.
Then choose the scope.
A material choice should support the building, your priorities and the actual findings. Bring the address, leak history, existing reports and any association requirements.
Request a roof conversationWhere metal can fit
Metal is worth discussing where a lighter covering, a standing-seam appearance or the design of the building supports it. Minimum slope and coastal suitability are specific to the selected system.
What changes the scope
Small roof planes, dormers, wall junctions and penetrations increase fabrication. Association restrictions, access, existing deck condition and material choice also affect the proposal.
Address-level screening
Check the coast
before the coating.
Gulf Coast’s sample warranties distinguish products and exposure conditions. Check your home’s distance to salt or brackish water: enter the address, then review the roof and the nearest mapped water on satellite imagery.
The measurement point, type of water, substrate and finish matter. Preliminary screening helps frame the question; Gulf Coast Technical Services and the executed warranty determine coverage.
Read Gulf Coast’s sample warranties ↗What drives metal roofing prices ↗Practical answers
Before you choose
your metal roof.
Material fit, maintenance, local requirements and the details worth asking about.
Explore the roofing article archive ↗How long does a metal roof last here?
Service life depends on the panel, finish, installation, exposure and maintenance, together with the underlayment and flashing. Warranty duration does not establish remaining roof life. Ask for the exact proposed system and its written coverage rather than a universal lifespan.
What is the difference between standing seam and exposed fastener?
Standing seam uses raised panel joints and concealed attachment details. Exposed-fastener panels are fastened through the panel face and rely on the specified seals at those locations. Both require the correct assembly and maintenance; standing seam does not make every roof penetration disappear.
Does a metal roof rust in salt air?
Steel, protective coatings and aluminum behave differently in coastal exposure. Review the exact substrate and finish, compatible accessories and manufacturer exclusions. No metal roof should be described as universally corrosion-proof.
How close can a Gulf Coast metal roof be to salt water?
Gulf Coast publishes different sample warranty terms for different substrates and finishes. The type of water, exposure, measurement point and selected product all matter. Use the salt or brackish water check on the homepage (/#salt-water-check) as preliminary screening, then obtain a written manufacturer determination; a map result is not warranty approval.
How flat can a standing-seam roof be?
Minimum slope depends on the tested panel system, applicable code, product approval and installation instructions. Some assemblies allow lower slopes than others. Do not apply a slope from one panel or warranty to a different system.
Do metal roofs need a fire classification?
Fire classification concerns the roof assembly, not simply whether the panel is metal. Verify the listing, underlayment and installation details needed for the proposed building and jurisdiction.
Is a metal roof loud in the rain?
Sound depends on the complete construction below the panels, including the deck, insulation and interior. An open carport and an enclosed home will behave differently; discuss unusual acoustic requirements before choosing the assembly.
Is metal cooler than tile or shingle?
Solar reflectance and thermal emittance of the finish, attic design and insulation all influence heat performance. Compare the specified products and building conditions. Material choice alone does not establish cooling savings.
Can metal go over my existing roof?
Recovering an existing roof depends on code, the permitted assembly, weight, existing conditions and local review. Leaving the old covering can limit access to inspect or repair the deck. Confirm whether removal is included in the proposed scope.
Is there state help with metal roof mitigation work?
My Safe Florida Home offers inspections and grants for eligible wind-mitigation improvements. Eligibility, funding and application steps can change. Check the official program before committing to work; a roof proposal does not establish grant approval or reimbursement.
Check the source.
Confirm the current requirements for your address and the exact proposed assembly. These references support the questions above; they do not approve a specific roof.
Google reviews
What customers say about Perkins
★ 4.8 Miami · 175 reviews★ 5.0 Jupiter · 53 reviews
“Forget about calling anyone else Perkins is the best in my opinion.”
“Quality of their work was outstanding. Extremely happy with these guys.”
Reviews from Google Maps. All Miami reviews ↗All Jupiter reviews ↗
Check Perkins before you hire
- Since 1980 Roofing South Florida from Miami
- License CCC1331944 Florida certified roofing contractor · Verify on myfloridalicense.com (search license CCC1331944, opens the state lookup)
- Two offices Miami · Jupiter
- Google reviews Miami 4.8 (175) · Jupiter 5.0 (53) · as of
Your next roof starts here
Bring the property.
We’ll discuss the possibilities.
Speak with Miami or Jupiter about your metal roof, priorities and next steps.
Discuss your metal roofScope, products, price, availability and applicable warranties are confirmed for your project.
Miami office
305-642-7663 — call the Miami officeMonroe · Miami-Dade · Broward
Jupiter office
561-559-7663 — call the Jupiter officePalm Beach · Martin · St. Lucie
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