How Long Does a Metal Roof Last?

How Long Does a Metal Roof Last?

If you’re considering a metal roof for your home or business, you’re probably wondering:

“How long does a metal roof really last?”

It’s a question we get all the time—from homeowners in Phoenix dealing with intense heat and UV exposure, to commercial property managers in Salt Lake City battling heavy snow and ice. Everyone wants the same thing: a roof that lasts, handles the elements, and doesn’t require constant repairs.

At The Roofing Company, we’ve worked on thousands of roofs across both Arizona and Utah, and metal stands out for one big reason—longevity. When properly installed and maintained, metal roofing can last 40 to 70 years, making it one of the most durable roofing systems available for both residential and commercial buildings.

In this post, we’ll cover:

• The average lifespan of a metal roof
• How climate and conditions in Arizona and Utah impact its performance
• The role of materials, coatings, and maintenance in metal roof longevity
• Whether metal roofing is a smart investment for your property

If you’ve been wondering whether a metal roof is worth it, we’ve got the answers—straight from years of experience and real-world results.

So, How Long Does a Metal Roof Really Last?

On average, a professionally installed metal roof lasts between 40 and 70 years—sometimes even longer depending on the materials used, the quality of the installation, and how well it’s maintained.

Yes, a metal roof can really last 50 years, and many do. We’ve seen it ourselves on both residential homes and commercial buildings across the Phoenix Valley and Salt Lake City. When done right, it’s one of the most durable roofing systems available.

For comparison, asphalt shingle roofs typically last 15–25 years. That means over the course of a lifetime, a metal roof could easily outlast two or three traditional roofs—making it a smart long-term investment.

“Most of our customers come to us because they’re tired of patching the same spots or replacing a roof every 10–15 years. Metal gives them a sense of security—they know it’ll hold up for the long haul.”

That’s where the metal roof cost vs. lifespan conversation comes in. Sure, the upfront cost is higher than shingles—but you get decades more out of it, often with lower maintenance costs, fewer repairs, and better protection against storm damage and the elements.

If you’re looking for a roof you won’t have to think about again anytime soon, metal roofing longevity is tough to beat.

What Impacts the Lifespan of a Metal Roof?

While metal roofing longevity is impressive, it’s not guaranteed unless a few key factors are in place. Based on what we’ve seen across Arizona and Utah, here’s what really determines how long your metal roof will last:

 1. Climate Conditions

In Phoenix, we’re dealing with blistering sun, high UV exposure, and extreme temperature swings that cause thermal expansion in metal roofs. Over time, that can lead to fastener wear or seam movement if not properly installed.

In Salt Lake City, roofs face snow loads, ice dams, and freeze-thaw cycles that put stress on the panels and joints. Both environments are tough—but metal, when built and maintained right, handles it better than most materials.

“We install and repair metal roofs all over the Valley and up in Utah. What works in one climate won’t always work in the other, which is why every roof needs to be built for its surroundings.”

 2. Installation Quality

A long-lasting roof starts with the crew that puts it on. Poor workmanship is one of the top reasons we see early failure. If the roof decking isn’t solid, if the underlayment for metal roofs isn’t high-quality, or if fasteners aren’t correctly placed—longevity goes out the window.

“We’ve had to re-do too many jobs where the roof should’ve lasted 40+ years but failed after 10 because of bad install work. Don’t cut corners.”

 3. Ventilation & Underlayment

Ventilation isn’t just for comfort—it helps reduce heat buildup and moisture that can shorten a roof’s life. Proper ventilation and underlayment are critical, especially in desert climates and high-humidity zones.

4. Roofing Materials & Protective Coatings

Your metal roofing materials matter. Galvanized steel, aluminum roofs, and specialty coatings like Kynar or Galvalume all offer different levels of corrosion protection and rust resistance.

Choosing the right material for your region and budget can add decades to your roof. We always walk customers through their options and explain how each one holds up over time.

5. Weather Events & Damage

Even the best roofs can take a hit. Storm damage, falling branches, high winds—all of these can affect your roof’s lifespan if not addressed quickly. That’s why regular roof inspections matter, especially after monsoon season in Arizona or snowstorms in Utah.

Standing Seam vs. Exposed Fastener – What Lasts Longer?

Not all metal roofs are the same. The two most common types we work with are standing seam and exposed fastener metal roofing—and each comes with pros, cons, and different lifespans.

So which one lasts longer?

Standing Seam Metal Roofs

These systems have hidden fasteners and raised seams that lock together, creating a sleek, watertight seal. They’re typically made from high-quality metal roofing materials like galvanized steel or aluminum and are ideal for both residential and commercial properties.

Because the fasteners aren’t exposed to the elements, there’s less chance of fastener wear over time or seam failure. That makes standing seam metal roofs the longer-lasting option—often hitting that 50–70 year mark with minimal maintenance.

Exposed Fastener Metal Roofing

This type is more budget-friendly and faster to install, which is why you’ll often see it on garages, barns, and some commercial buildings. But with hundreds (sometimes thousands) of exposed screws, these systems are more vulnerable to leaks, especially as Arizona heat or Utah freeze cycles cause thermal expansion.

Over time, those fasteners loosen, washers crack, and water finds a way in. With regular metal roof maintenance, you can stay ahead of the problem—but if left unchecked, it shortens the roof’s life significantly.

Our Take?

If your goal is long-term performance with fewer repairs, standing seam is the winner. It costs more upfront, but the reduced maintenance and longer life make up for it. For lower-cost projects or outbuildings where budget is the biggest concern, exposed fastener systems still work—just be prepared for more frequent upkeep.

Maintenance Tips to Maximize Your Metal Roof’s Lifespan

One of the biggest myths we hear is that metal roofs don’t need any maintenance.

The truth? They don’t need much, but a little routine care goes a long way—especially if you want to get the full 50+ years out of your investment.

Here’s what we recommend to homeowners and business owners alike:

1. Stick to a Simple Roof Inspection Schedule

Plan for a professional roof inspection at least once a year—and always after major storms. In Utah, that means heavy snow or wind. In Arizona, think monsoons and high UV exposure. Catching small issues early helps avoid bigger, more expensive repairs down the line.

2. Keep an Eye on Fasteners & Seams

Especially on exposed fastener metal roofing, it’s important to check for loose screws, cracked washers, or signs of seam failure. If caught early, most of these can be tightened or replaced without needing a full panel removed.

3. Watch for Rust & Corrosion

Modern metal roofing materials like Galvalume or Kynar-coated steel are built with corrosion protection, but nothing lasts forever. Over time, scratches, dented areas, or pooling water can still lead to rust—especially if debris is left to collect near roof decking or eaves.

If you see rust forming, don’t wait. Touch it up with the right coating or call us out for a quick repair.

 4. After the Storm: Check Your Roof

We get a lot of calls after dust storms in Phoenix or winter storms in Salt Lake City. Storm damage to metal roofs isn’t super common, but it happens—especially when tree limbs, hail, or flying debris hit exposed areas. Always walk the perimeter after big weather events and call if you notice anything off.

 5. Don’t DIY Metal Roof Repairs

We’ve seen some creative fixes… but trust us, DIY patch jobs on metal can cause more harm than good. Incorrect sealants, mismatched coatings, and poorly driven screws can reduce your roof’s lifespan. It’s always safer to let a professional handle it.

“We’ve fixed more botched DIY jobs than we can count. We’re not here to judge—we’re just here to make sure your roof lasts.”

Routine maintenance may feel like a chore, but it’s one of the easiest ways to protect your investment and avoid surprise repairs. A little prevention goes a long way toward keeping your roof solid for decades to come.

Environmental and Energy Efficiency Benefits of Metal Roofing in AZ & UT

Aside from durability, one of the biggest advantages of a metal roof is how well it performs in extreme climates—and how much it can help your energy bills.

Here’s why more homeowners and business owners are choosing metal not just for strength, but for energy efficiency and sustainability:

Reflects Heat Instead of Absorbing It

Unlike asphalt shingles that soak up heat, the reflective properties of metal roofs bounce sunlight away from your home or building. In Phoenix, that can mean significantly cooler attic temps and lower summer cooling costs.

With the right color and coating—like Kynar—you can maximize solar reflectivity and improve indoor comfort without overloading your HVAC system.

Keeps Snow Sliding in Mountain Climates

In Salt Lake City and surrounding mountain areas, snow load resistance matters. Metal roofs don’t hold snow the way shingles do—instead, snow tends to slide right off, reducing stress on your structure and helping prevent ice dams.

Bonus? Less snow sitting on your roof means fewer leaks, fewer freeze-thaw cycles, and less thermal expansion stress over time.

Sustainable & Fully Recyclable

Most metal roofing materials are made from recycled content and are fully recyclable at the end of their lifespan. Compared to the landfill waste from shingle tear-offs, metal roofing offers a much more environmentally friendly path—especially for commercial buildings looking to reduce their footprint.

“Metal roofs just make sense—lower bills, fewer replacements, and better for the environment. Our customers love that it’s a long-term win.”

Whether you’re trying to keep your house cooler in the desert or your building safer in a snowy mountain town, metal checks both boxes: performance and efficiency.

Is installing a Metal Roof in Arizona or Utah Worth It?

If you’re thinking long-term, the answer is yes.

Residential metal roofing and commercial metal roofing both offer standout value—especially when you factor in the durability, energy savings, and low maintenance needs. With proper installation and materials suited to your climate, a metal roof can outperform and outlast traditional systems by decades.

And while the roof replacement timeline for shingles can sneak up on you every 15–20 years, metal gives you peace of mind for 40, 50, even 70 years—with far fewer repairs in between.

From storm resistance in the mountains to UV durability in the desert, metal roofing continues to prove itself across both Utah and Arizona. Our Phoenix roofing contractors and Utah Valley teams have seen firsthand how metal performs—and how it holds up even after years of exposure to snow, heat, hail, and everything in between.

“We’ve got customers still going strong 20+ years into their first metal roof. That’s what we want for everyone—something built to last.”

If you’re weighing roof repair vs. replacement, let us help. We offer straightforward Utah roof replacement estimates, and no-pressure advice throughout Arizona too.

With years of experience and a team that treats every project like it’s their own home, The Roofing Company is here to help you make the right call—for your building, your budget, and your peace of mind.