Metal Roof - Replace Screws or Seal

[Keith]

My metal roof is leaking around numerous screws.

Roofing companies have given two options.

Replace all the screws with new larger screws or instead of that just do sealing system over the whole roof including the screw heads.

Any opinions on the options?

[havasu]

I would replace the original screws with the ones with the new rubber washers. Don't coat over them as it makes for messy work to remove if needed later. We had a microburst hit my metal garage last year in Havasu, and water had penetrated the wood due to no rubber washers, and it peeled back my entire roof.

[JCJ]

agreed, I would do the screws with the bigger bonded washers.. From experience, I have very little faith in the sealing over existing issue. That would be a temp band-aid at best and likely more expensive.

[Keith]

Yea FAR more expensive too. $1500 to rescrew the roof, $6500 to seal it

[havasu]

Keith, what I did when my roof peeled back was to attach steel straps from the top plate down to every other vertical stud for better wind support. I then layed plywood on the steel roof to support me and removed all the screws, and replaced them with ones which were a bit longer and fatter, and had the built in rubber washer. Once this was done, I dabbed a dollup of Henry's mastic all around the screwhead as added protection. It took a few hours to do it my self, but saved thousands!

[oldognewtrick]

Originally Posted by Keith

Yea FAR more expensive too. $1500 to rescrew the roof, $6500 to seal it

Keith, I think you have your answer right there.