Metal roofing
Metal roofing for houses, farmhouses and barns
A metal roof is the one you install once. Josh puts standing seam and ribbed panel roofs on houses across Lancaster and Lebanon counties, and on the barns, sheds and shops that come with farm country.
In short
Metal roofing has been the roof of choice on Lancaster County farms for a century, and it is now common on houses in town too. It lasts two to three times as long as shingles, sheds snow before ice dams can form, never loses granules, and does not care about moss. The trade-off is cost: a metal roof runs roughly double a shingle roof on the same house.
Fox Gables installs two kinds. Ribbed (exposed-fastener) panels are the economical choice and what you see on most farmhouses and nearly all outbuildings. Standing seam panels hide the fasteners under a raised seam and are the choice when the roof is a big part of how the house looks, and on low-slope porch roofs where shingles would fail.
Ribbed panels versus standing seam
Both are 26- or 24-gauge steel with a baked-on finish that carries a 40-year paint warranty. The differences are in how they are fastened and what they cost.
| Ribbed (exposed fastener) | Standing seam | |
|---|---|---|
| Fasteners | Screws with sealing washers through the panel face, replaced every 20 to 25 years | Hidden clips under the seam, no exposed screws |
| Panel widths | 36 inches, 3/4 inch ribs | 12 to 18 inches, 1 to 2 inch seams |
| Look | Agricultural, traditional | Clean, architectural |
| Minimum pitch | 3-in-12 | 1-in-12 with mechanical seams |
| Installed cost per square | $750 to $1,100 | $1,000 to $1,500 |
| Best on | Farmhouses, barns, sheds, shops, additions | Houses, porch roofs, bay windows, low-slope sections |
How Josh installs a metal roof on a house
On a house, the old roof comes off and the deck is inspected and repaired the same as for a shingle replacement. Synthetic underlayment with a high-temperature rating goes over the deck, ice and water shield at the eaves and valleys. Then the trim: eave trim, gable trim and valley metal before the panels. Panels are laid out so the ribs or seams are square to the eave, which matters more than anything else on a metal roof. A roof that starts out of square ends out of square, and the last panel shows it.
Ribbed panels are fastened on the flats with screws and sealing washers at the manufacturer's spacing, never in the ribs. Standing seam panels are clipped to the deck and the seams are locked or mechanically seamed. Every pipe gets a proper pipe boot flashed into the panel. The ridge gets a vented closure so the attic breathes.
Barns, sheds and outbuildings
Outbuildings are different. Most have purlins rather than a solid deck, and the panels fasten straight to the purlins. If the existing metal is sound but the fasteners and sealant have failed, Josh can sometimes install new panels over the old on new furring. If the purlins are rotted, they get replaced first. Long-span buildings like the agricultural roof on the projects page are mostly a layout problem: get the first panel square and the rest follow.
See the commercial and agricultural page for more on barn and shop roofs.
Colors and noise
Standard colors include charcoal, black, dark bronze, slate grey, forest green, burgundy, barn red, white and galvalume. Charcoal and dark bronze are the most common on houses because they suit brick and light siding. Barn red and green are the farm classics.
Rain on a metal roof over a solid deck with underlayment and an insulated attic is no louder than on shingles. The noise people remember is from a bare metal roof on purlins over an open barn.
Price guide
What this usually costs
Typical ranges in Lancaster and Lebanon counties, 2026. The estimate is exact after Josh measures.
- Ribbed metal, ranch or Cape Cod house
- $18,000 to $28,000
- Ribbed metal, two-story colonial
- $24,000 to $38,000
- Standing seam, ranch or Cape Cod
- $26,000 to $36,000
- Standing seam, two-story colonial
- $34,000 to $50,000
- Standing seam porch roof only
- $4,500 to $12,000
- Ribbed metal on a barn or shop, per square
- $400 to $700 on existing purlins
Complex roofs with many hips, valleys and dormers cost more in standing seam because each panel is custom cut. Simple gable roofs are where metal is most cost-effective.
On the job
Long-span ribbed metal on an agricultural building 
Standing seam panels: the fasteners are hidden under the seams
How a job goes
From the first call to the walkthrough
- 1
Call or send the form
Josh calls back the same day, usually within a couple of hours. Tell him what is going on and he will ask a few questions.
- 2
Josh comes out and looks
On the roof, in the attic, under the deck. He measures, takes photos, and brings samples in the truck. No sales presentation.
- 3
You get a written estimate
Materials named by brand, the scope spelled out, a price that does not expire at midnight. Over $500 it is a written contract, as Pennsylvania requires.
- 4
The work gets done
Materials delivered, the job done by Josh with help as the job needs, the site cleaned every day, permits and inspections handled.
- 5
Walkthrough, then you pay
Josh walks the finished job with you. Anything on the list gets done. Final payment when you are satisfied.
Questions people ask
How long does a metal roof last?
Forty to fifty years for ribbed panels, with fasteners replaced once around year 20 to 25. Fifty years and more for standing seam. The paint finish carries a 40-year warranty.
Can you put metal over my existing shingles?
Some manufacturers allow it over one layer on furring strips. Josh generally recommends a tear-off so the deck can be inspected and the underlayment is new. He will show you both prices.
Does a metal roof raise my insurance or lower it?
Several insurers offer a discount for metal because of its fire and hail rating. Check with your agent; Josh can provide the product data sheets.
Is metal loud in the rain?
Not over a solid deck with underlayment and an insulated attic. It sounds about like shingles.
Does snow slide off?
Yes, which is the point for ice dams, but it also means snow guards above doors, walkways and lower roofs. Josh includes them where needed.
Will it rust?
Galvalume and painted steel panels are warranted against rust-through for decades. Cut edges are sealed and trim covers the vulnerable spots.
Free estimate
Get a number, not a pitch.
Tell Josh what the house needs. He will call back, come out, measure, and give you a written estimate with the materials named.
(717) 598-7728Calls and texts answered seven days a week. Estimates by appointment, Monday to Saturday.
PA HIC #PA125031 · Insured