How Much Does a Metal Roof Cost Compared to Shingles?

If you are weighing a metal roof against another round of asphalt shingles, the real question is not which one costs less today. It is which one costs less over the years you will own the home. Measured that way, metal usually wins. While metal roofs generally have a higher upfront cost, they often require fewer replacements over their lifetime, making the long-term cost of ownership surprisingly competitive with traditional roofing materials. Shingles may have the lower initial purchase price, but metal often provides greater value over the years you own your home.

That gap is why so many homeowners facing roof replacement are taking a hard look at metal. Residential metal roofing continues to gain market share as more homeowners prioritize long-term value over the lowest upfront price. According to the Metal Roofing Alliance, residential metal roofing has grown from roughly 3% to 18% of the residential roofing market, with continued growth expected in the years ahead. With metal lasting roughly three times as long as shingles, most people expect to pay more up front. The fair question is whether the long-term value justifies the higher upfront investment. This guide walks through first cost versus life cycle cost, compares long-term roofing costs, and examines how maintenance, energy savings, and resale value influence the overall cost of ownership.

What is the difference between first cost and life cycle cost?

First cost is what you pay for the roof on the day of purchase. Life cycle cost is the full cost of owning it: the purchase price plus maintenance, repairs, and any replacements over the years the product stays in service. A roof with the lowest first cost can become the most expensive option once you factor in what you spend to keep it on the house.

Looking at the purchase price alone only tells part of the story. A roof's true cost includes how long it lasts, how much maintenance it requires, and whether you will need to pay for another replacement years down the road.

The first cost is visible and easy to compare in a bid. Life cycle cost is the amount that accrues over time, and it determines whether shingles or metal is the smarter buy for your situation.

How much does a metal roof cost compared to shingles over time?

The biggest difference between asphalt shingles and metal roofing is not just the purchase price. It is how often you will need to replace the roof over the life of your home.

Asphalt shingles typically require one or more replacements over several decades, while a properly installed metal roof can often remain in service throughout that same period. Every replacement brings additional expenses beyond the roofing material itself, including tear-off, disposal, labor, and the disruption of another roofing project.

Instead of focusing only on the initial installation cost, homeowners should also consider the total cost of ownership over time.

Note: Every roof replacement means another tear-off, disposal fees, installation, disruption, and rising material costs. Looking beyond the initial purchase price helps homeowners understand the true long-term value of their roofing investment.

As material and labor costs continue to change, each future roof replacement is likely to cost more than the last. While exact costs vary by location and market conditions, reducing the number of roof replacements over the life of your home can significantly lower your overall cost of ownership. Since metal roofing routinely lasts 50-60 years, homeowners typically will not need another roof replacement during that same period. For homeowners planning to stay in their homes for many years, that longevity can make metal roofing an attractive long-term investment despite its higher upfront cost.

Does a metal roof increase your home's resale value?

A metal roof can support a higher resale price because informed buyers factor in the roof's remaining life when making offers. The benefit is strongest when you stay long enough to use the roof. If you sell within a few years, an uneducated buyer may not pay extra for it.

Moving to metal is a tougher call if you plan to sell soon. The life-cycle math still holds, but you will not be in the home long enough to fully realize the investment. Since savvy buyers weigh the roof's condition before making an offer, you may be able to sell for a higher price that offsets the added cost of metal roofing. To an uneducated buyer, though, the home may not be worth more than one with a shingle roof that has 5 to 7 years of life left.

As buyer awareness shifts away from shingles and toward metal roofs, homeowners can reasonably expect a metal roof to add value to their homes.

Do metal roofs require less maintenance than shingles?

Yes. Metal roofing requires far less upkeep than asphalt roofing because it is engineered to resist wind, hail, and weathering that often necessitate shingle repairs and replacements. While shingle owners often expect repairs after major storms, metal systems are built to withstand such events with little or no damage.

Historically, many homeowners simply accepted that after storms, hail, and high winds, they should expect a roof replacement or at least moderate repairs. Metal roofing systems are inherently less prone to weather damage because they are engineered to withstand high winds. That high-wind performance is a big reason metal roofing is so common in coastal locations. You can learn more about hail and roof damage and how roofing materials respond to severe weather.

Can a metal roof lower your energy bills?

Yes. Metal roofs reflect much of the sun's energy instead of absorbing it into the attic, helping reduce heat transfer into the home. According to the Metal Roofing Alliance, metal roofing can typically save homeowners 10-40% in energy costs, depending on factors such as climate, insulation, roof color, and ventilation.

The reason is simple. Asphalt shingles absorb heat from the sun and transfer much of that heat into the attic and, ultimately, the living space below. Metal roofing reflects a significant portion of the sun's radiant energy away from the home, helping keep attic temperatures lower and reducing the workload on your air conditioning system. You can also learn more about cool metal roofing and how reflective coatings support energy performance.

While every home is different, improved energy efficiency can add to the long-term value of a metal roof. Over time, lower cooling costs, along with fewer roof replacements and reduced maintenance, can help offset the higher upfront investment.

What factors affect the cost of a metal re-roof project?

Re-roof cost is driven by your region, eave height, and roof complexity, including hips, dormers, and valleys. Product-side factors also matter: panel type, paint system, and installation labor. A concealed fastener system on a complex two-story roof costs far more than exposed fastener panels on a simple gable roof.

Product type sets the range first. The broad choice between metal and shingles is the first-tier decision; the second tier is product thickness and style. Metal roofing types include concealed fastener and exposed fastener panels, and the two carry very different product and installation costs. Exposed fastener panels on a straight gable roof with low eave heights, like a ranch, can price comparably to asphalt shingles, while a standing seam metal roofing system on a two-story home with a complex roof plan runs considerably more.

Aesthetics is the next lever. Metal roofs come in a wide range of finishes and styles, and you can even choose a profile that looks like slate, shake, or tile. As Todd Miller points out in this article about metal roofing and home value, those styles can help enhance a home through increased beauty and the high-end value implication of an upscale home.

The factory-applied paint system also drives both long-term performance and appearance. PVDF paint systems, including Kynar 500® coatings, deliver the best long-term resistance to fade and chalk. If curb appeal matters to you, fade- and chalk-resistance should be high on your list.

Many suppliers still offer lower-grade paint systems, such as Silicone Modified Polyester (SMP), for residential applications. Once homeowners understand the difference, most are glad to pay a couple of hundred dollars more on the total roof to gain the long-term benefits of Kynar 500® coatings.

Installation labor is the third factor. Shingles are easy to install, which keeps labor rates low. Metal demands more skill, finesse, and training, so per-hour rates for a qualified metal installer typically run higher than for a shingle crew. Rates also tend to be higher in metropolitan areas, and local competition matters: a market with one qualified installer usually costs more than a competitive market with several crews bidding on the same work.

What are the top benefits of metal roofing compared to shingles?

Metal roofing offers several long-term advantages over shingles, including a longer lifespan, greater durability, lower maintenance, improved energy efficiency, and better long-term value. For many homeowners, the biggest benefit is simple: buying one more roof instead of several.

• Metal roofing is durable and routinely lasts 2-4 times longer than shingles.
• Homeowners like the idea of buying only one more roof in their life instead of potentially several.
• Metal roofing outperforms shingles in cases of hail and other severe weather events.
• Metal roofing is highly reflective and can help reduce energy costs by 10-40%, depending on climate and other factors.
• Metal roofing has high recycled content, which helps reduce landfill pressure instead of adding to it like asphalt shingles.
• Metal roofing looks great, improving curb appeal and resale value.

Given the sharp rise in market share, more and more homeowners are making performance, not price, the dominant factor in their purchase decisions. Learn more about metal roof cost.

Should you choose metal roofing or shingles?

Choose shingles if the lowest possible price today is your only priority, and roof lifespan is not. Choose metal if you want a roof that lasts decades, needs less maintenance, lowers utility bills, and adds resale value. The decision comes down to short-term cost versus long-term value.

Both products are popular, and both have advantages. For shingles, the advantages are low price and low installation cost, which are valid but short-term. Metal roofing is known for long-term value, strong performance, and a solid return on investment. If low cost today is your only criterion and roof life is not, a shingle roof is your best option. If you want a roof that does the following, metal deserves serious consideration in your replacement journey:

• Lasts for decades
• Increases the curb appeal of your home
• Requires less maintenance
• Reduces your utility bills
• Increases the value of your home

How do you get started on a metal roof replacement?

Start by getting estimates from contractors who install metal regularly, not occasionally. Ask what paint systems they use, find out how much metal they have installed, and request a customized quote for your home. A contractor who mostly installs shingles will often steer you back toward shingles because that is their comfort zone.

When you reach out to contractors, it helps to have a list of questions ready. If curb appeal is essential to you, ask what type of paint systems they use. It is also worth confirming how much metal roofing they have installed. Do not let someone else's comfort zone push you toward a shorter-term solution for what may be the most significant investment you own, your home.

To learn more, download our popular eBook, Tired of Replacing Your Shingle Roof?

Or visit our Find a Contractor map to get connected to local contractors in your area and take the first step to stop the insanity of shingle replacement.

Note: This content was initially published in 2020 and has been updated to reflect current material prices and inflation.

About McElroy Metal

Since 1963, McElroy Metal has served the construction industry with quality products and excellent customer service. The employee-owned components manufacturer is headquartered in Bossier City, La., and has 14 manufacturing facilities across the United States. Quality, service and performance have been the cornerstone of McElroy Metal's business philosophy and have contributed to the success of the company through the years. As a preferred service provider, these values will continue to be at the forefront of McElroy Metal's model along with a strong focus on the customer.