Worried your old house might not support a new roof—especially something as modern (and heavy-looking) as metal? Concerned that the cost of fixing problems you might uncover during installation will exceed your budget?
At RoofSmart, we specialize in solving complex roofing issues—especially those that come with older homes. Before we begin any roof installation, we conduct a full forensic roof inspection, evaluating everything from framing integrity and decking condition to attic ventilation and hidden water damage.
Our detailed, pre-project assessments ensure we catch every issue before installation starts so you avoid surprise costs or aesthetic problems later.
In this article, we’ll walk through the biggest concerns—from uneven rooflines and attic ventilation to unexpected costs—you should address before you commit to a metal roof on your old house.
You’ll walk away knowing if a metal roof is right for your home, what issues to look out for, and how to get the most from your investment without unpleasant surprises mid-project.
Can I put a metal roof on an old house?
Yes! Metal roofs are a great option for any home, and there are many benefits to installing a metal roof on an older home (these will be explored later on).
But to make sure that you avoid unexpected costs or disappointing surprises, there are a few things you should consider and discuss with your roofer before installation begins.
What should I know before putting a metal roof on an old house?
Before you begin your roof replacement project, there are a few things that you should consider. Make sure that you have a reliable roofing contractor inspect your roof and discuss any issues they find with you.
Here are some problems you might run into when installing a metal roof on an old home:
1.) What will happen if I put metal panels on my uneven or crooked roof?
Codes and regulations for framing houses have evolved a lot over the years. In the past, there was not as much consideration around framing. So a house built in the 70s most likely doesn’t have the same amount of trusses (or other elements of support) as modern homes.
This means that the old roof ends up sagging or looking uneven. When you put a metal roof over the top and fasten it into place, the metal will kink or bend.
This won’t cause leaks, but it will mean that you’re spending thousands of dollars on something that might look bad (if you don’t catch the problem beforehand).
Here’s an example of this issue on a job we did a few years ago:
The customer’s home was underframed. He decided to have us reframe only one side of the house. This was the result on the side we did not reframe. As you can see, metal makes an uneven roof very obvious.
We ended up going back in and inserting shims to level the roof out.
2.) Does it cost more money to install a metal roof on an old house?
There are many factors that influence the cost of a metal roof installation, but you can easily pay the same amount to install a new metal roof on an older and newer home.
The cost differences really come down to how much extra work needs to be done. Things like mold removal or replacing rotten roof decking boards can happen on any home, but older homes tend to need extra reinforcements on the framing to level out the roof deck.
This can increase the cost by $5,000 to $15,000, depending on how much work needs to be done. But it will bump up labor costs and add to the list of materials needed.
It also puts the expertise squarely OUT of the typical roofer’s level. Metal is already exceptional, but to reframe the roof structure is “another level.”
3.) Do I need to update my attic ventilation before getting a metal roof?
Just like with framing regulations, attic ventilation codes get updated frequently. So, unless you’ve had work done on your ventilation recently, it’s very likely that your roof’s ventilation is out of date.
Updating your ventilation helps prevent mold in your attic, which can be costly to remove and potentially even impact your health. No matter what kind of roof you’re getting, you should make sure that your ventilation is up to code while getting a roof replacement.
What are the advantages of putting a metal roof on an old house?
Although you may run into a few problems with metal roofs, there are many benefits to installing one on your home.
Here’s why metal roofs are a great match for older homes:
1.) It Boosts Your Home’s Curb Appeal
A great way to enhance your home’s aesthetic and shift to a more modern look is to install standing seam metal. Or, for a more timeless look that matches your home’s old-fashioned charm, you can choose stamped metal to imitate the look of shake or tile.
Either way, you’ll end up with a beautiful, unique roof that will look great for decades to come!
For example, here’s a before-and-after comparison of a recent metal roof installation we did on a craftsman-style home:
Before:
After:
2.) Metal is Lightweight
One of the best features of metal (that no one really talks about) is that it’s lighter than all the other roofing materials. This means that with a metal roof, you don’t have to worry about your old, under-framed house not being able to support the weight of your new roof.
3.) Increased Energy Efficiency
Older homes don’t always have great ventilation and insulation, meaning that it can cost a lot to cool them off in the summer. Metal roofs are very convenient on older homes because they do not retain heat the same way other materials (like asphalt shingles or tile) do.
They begin cooling off instantly once the sun is off of them, which can help keep your home comfortable in the summer if you don’t have air conditioning. It can also reduce air conditioning costs by helping to regulate the temperature of your home.
This is a convenient feature to have in an area like Seattle where many homes (especially old ones) do not have air conditioning. Even though the weather is cool most of the year, we still have beautiful summers with plenty of hot, sunny days.
4.) You’re Giving Your Home Top-Tier Protection
If you have an older home, you’re likely doing everything you can to preserve it and make sure that it stays in good condition. In a rainy area with frequent wind storms like Seattle, your home is at constant risk of leaks or damage from a falling tree branch.
Metal roofing is seamless and watertight, meaning that no leaks are getting through. In addition, metal roofs are very strong. They are basically like armor plating for your roof, protecting it from branches and other debris hitting it and causing damage.
5.) Durability and Eco-Friendliness
Your old home was built to last for years, and a metal roof can match that long-standing durability. On average, metal roofs last around 50 or more years, meaning that this will most likely be the last roof you ever have to buy.
Also, once the metal roof comes off, it can be recycled. This means you can rest easy knowing that you are significantly reducing the amount of waste produced during roof replacements.
How do I know if a metal roof is right for my home?
For most people, the deciding factor is cost. Metal roofs are expensive, and the costs are even higher here due to the increased cost of living in the the Greater Seattle area. So, most importantly, you need to ask yourself if a metal roof fits into your budget.
From there, you’ll need to decide if a metal roof fits your needs and preferences.
For example, if you’re not going to move anytime soon and you’re tired of dealing with your roof, then a metal roof is probably right for you. With a metal roof, this is most likely the last time you’ll ever have to do a roof replacement—and the maintenance should be minimal.
The biggest advantages of metal roofs are that they are gorgeous, durable, long-lasting, and very waterproof. If these features appeal to you, then a metal roof might be right for you.
Need help deciding if a metal roof fits your budget? Use our Instant Estimator tool to get a ballpark cost estimate for installing a metal roof on your home.
Make the Smart Move for Your Old Home’s Roof
If you’re living in an older home, installing a new roof isn’t just another maintenance project—it’s a long-term investment that impacts your home’s safety, value, and efficiency.
You’ve learned that metal roofs are a strong option for old houses thanks to their durability, energy efficiency, and low weight. But you’ve also seen the hidden issues that can drive up costs or affect appearance if not addressed ahead of time.
If you’re seriously considering upgrading your old roof, your next move is to read our article ”How Much Does it Cost to Install a Metal Roof in the Greater Seattle Area?” so you can plan your budget confidently—no surprises, just facts.
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