Roof Repair
Metal roof repair in San Jose
Metal roofs last a long time, but their fasteners, seams and flashings do not always keep up. Most metal roof leaks are small, specific repairs, not a reason to replace the roof.
What we treat
- Concrete and clay tile
- Composition shingle
- Flat, torch-down and TPO
- Spray foam
- Standing seam metal
Quick answer. Metal roof repair in San Jose replaces loose or backed-out screws with larger gasketed fasteners, reseals leaking seams and end laps, treats and coats rust, and rebuilds flashing at walls, vents and curbs. Most repairs are finished in one visit, and the rest of the roof is checked while we are up there.
Updated September 2026
The job
Where metal roofs leak
Exposed-fastener metal roofs leak at the screws: rubber washers dry out, screws back out as the panels move, and each one becomes a pinhole. Standing seam roofs leak at seams opened by wind or poor installation, and at flashing where the roof meets walls and equipment.
The fix is almost always local. We find the specific points, repair them, and tell you whether the rest of the roof is heading the same way.
What happens after you call
How a metal roof repair runs
- 1
Trace from inside
Where water shows, and the panel above it.
- 2
Walk the roof
Fasteners, laps, seams and flashings checked.
- 3
Repair
Fasteners, laps, rust and flashing fixed.
- 4
Check the rest
Other failing points marked and priced.
- 5
Water test
Hose test over the repaired areas.
- 6
Report
Photos and a note on the roof's condition.
Warning signs
Signs a metal roof needs repair
- Drips in a line along a panel
Fasteners or a lap are leaking.
- Screws standing proud of the panel
Fasteners have backed out.
- Rust spots or streaks
The finish has failed.
- Rattling or lifting panels
Clips or fasteners have let go.
- Stains around a skylight or vent
The flashing has cracked.
- Chalky, faded finish
The coating is wearing thin.
Jobs this page covers
Loose and backed-out fasteners
Panels expand and contract with every hot afternoon and cool night, and over years that movement walks screws out of their holes. The rubber washers under the heads crack in the sun. We replace failing fasteners with oversized gasketed screws that bite fresh metal, seal any enlarged holes, and check the purlins beneath where screws no longer hold. On large roofs it is often worth replacing every fastener at once rather than chasing leaks one at a time. Screws go into the ribs or flats according to the panel maker's pattern.
Seam and lap leaks
Where panels overlap at their ends and sides, water can be driven uphill under the lap by wind. Old sealant dries and shrinks. We open the lap, clean it, and rebuild it with butyl tape and fasteners at the correct spacing. On standing seam roofs, seams that have been bent open are re-crimped or re-seamed, and clips that have let go are replaced so the panel sits flat again. Closure strips at the ridge and eave are replaced where birds or wind have pulled them out, since open panel ends let rain blow straight in.
Rust and coating failure
Surface rust starts where the factory finish is scratched or where debris sits and holds water. Caught early, it is wire brushed, primed and top coated. Rust that has eaten through a panel means that panel or section is replaced. On older roofs with widespread chalking and rust, a full restoration coating over the whole roof can add years, and we price it alongside spot repairs so you can compare. Galvanic corrosion where copper or steel fittings touch aluminum panels is corrected with isolating materials.
Flashing and penetration leaks on metal
Walls, chimneys, skylights, vent pipes and rooftop units all break a metal roof, and each needs flashing that allows the panels to move. Rigid flashing sealed tight to a moving panel cracks within a season or two. We rebuild these details with flexible pipe boots rated for metal roofs, closure strips shaped to the panel profile, and counterflashing that lets the panel expand beneath it. Equipment curbs on commercial metal roofs get the same treatment, with crickets on the uphill side so water does not pond against them.
What we see on San Jose roofs
San Jose summers regularly push past 90 degrees, and a metal roof in full sun gets far hotter than the air around it, then cools quickly at night. That daily swing is what loosens fasteners and opens laps on exposed-fastener roofs across the valley. Metal roofs themselves can last 40 to 70 years, which is why a leaking one is usually a repair: the panels have decades left, and the small parts holding them need attention.
Do it yourself or call us
Metal roof fixes to try and to leave alone
Metal roofs are slippery and sharp; most fixes belong on the ground side.
| Task | Doing it yourself | Having us do it |
|---|---|---|
| Tighten a loose screw | Overtightening crushes the washer | Replaced with an oversized gasketed screw |
| Caulk a leaking lap | Traps water and fails | Lap opened and rebuilt with tape |
| Paint over rust | Rust keeps spreading underneath | Brushed, primed and top coated |
| Walk the roof | Slick and easy to dent | Walked on the purlin lines |
Cost
What a metal roof repair costs depends on
Repairs are priced by the number of points fixed and the roof's size and access.
- Number of leak points A few fasteners is quick; a full refasten takes longer.
- Roof type Exposed-fastener and standing seam need different parts.
- Rust extent Treatment for surface rust, panels for rust-through.
- Flashing work Walls, curbs and pipes rebuilt with flexible details.
- Roof size and pitch Commercial roofs and steep slopes need more setup.
- Coating A restoration coating adds material and time.
FAQ
Questions we get asked
Almost always, if the panels are sound. Fasteners and flashing are the usual failures.
Wind-driven rain pushes water under laps that ordinary rain never reaches.
On older exposed-fastener roofs, often yes; it stops the leaks from moving around.
Yes, including shops, warehouses and outbuildings.
Surface rust can be treated and coated; rust-through panels are replaced.
Same category
Related roofing work
Shingle Roof Repair
Torn, missing and curling shingles, nail pops and ridge caps on composition roofs.
Learn moreTile Roof Repair
Cracked and slipped tiles, failed underlayment and valley repairs on concrete and clay.
Learn moreFlat Roof Repair
Ponding, blisters, split seams and foam cracks on low-slope roofs.
Learn moreRoof Flashing Repair
Chimney, wall, skylight and vent flashing rebuilt so the joint stops leaking.
Learn moreGet the metal roof sealed up
Tell us where the water shows. We find the fasteners, laps or flashing behind it and fix them properly.