The Complete Guide to Metal Roof Restoration in West Texas (2026)

If you own a home or commercial building in Odessa, Midland, or anywhere across the Permian Basin, your metal roof has likely faced its fair share of abuse. Between high winds, harsh sun, and recurring hailstorms, even well-installed metal roofing systems eventually start to show signs of wear. After severe weather events like the May 2025 storm, many property owners are left wondering whether it’s time to replace the roof entirely or if restoration might be a smarter move.

At PB Roofing, we’ve seen metal roofs in every condition across West Texas. If you're looking to protect your investment without jumping straight to a full roof replacement, this guide will walk you through what metal roof restoration actually is, how it works, how much it costs in 2026, and when it's the right decision.

What This Blog Covers

• Who metal roof restoration is for
• Why restoration makes sense in West Texas
• Signs your roof may be a good candidate
• A clear breakdown of restoration vs. replacement
• 2026 pricing details for Midland and Odessa
• Step-by-step overview of the restoration process
• Key differences between residential and commercial restoration
• Maintenance tips for restored roofs
• Alternatives to restoration if it's not the right fit
• Common FAQs answered in plain language

Need roofing help today? PB Roofing is only a call away!

Is This Guide for You?

This guide is for West Texas homeowners, property managers, and commercial building owners who are trying to determine whether restoration is a viable alternative to a full roof replacement. If your roof is leaking, rusting, or showing visible wear but you're not ready to rip it off and start over, keep reading. You'll learn how to evaluate your roof, understand your options, and make the best call for your property.

Why Restoration Matters in Our Climate

Metal roofing is popular in the Permian Basin for good reason. It performs well in wind, sheds rain efficiently, and holds up better than most materials in our high-heat, hail-prone climate. Over time though, even quality metal roofs start to show stress. You may notice rust forming near fasteners, seams beginning to separate, or the original coating fading and losing its ability to reflect sunlight.

Many people assume this type of wear means the roof has to go. In reality, a solid metal roof can often be restored. As long as the structure is sound and rust hasn't penetrated the panels or deck, restoration can add another 10 to 20 years of useful life. It also costs less than a full replacement, takes less time to complete, and avoids the mess and disruption of a tear-off project.

Restoration or Replacement? What You Need to Know

One of the most common questions we hear is whether a roof needs to be replaced or if restoration is enough. The answer depends on the condition of what’s underneath the visible wear.

If your roof is less than 25 years old, has no widespread rust-through, and the decking remains solid, restoration is often the more cost-effective option. You avoid the high labor costs of removal, keep your structure protected during the job, and get a fresh, weatherproof surface at a fraction of the price.

However, restoration is not the right solution for every roof. If you have extensive corrosion, decking failure, major drainage issues, or you want to change roofing types altogether, replacement may be necessary. Some property owners also choose to switch to a TPO or spray foam system to meet new insulation or energy goals.

If you’re unsure, that’s where PB Roofing comes in. We offer no-pressure inspections and honest guidance to help you choose the right path.

Common Signs You May Be a Candidate for Restoration

There are several indicators that your metal roof may be a good fit for restoration. If you notice any of the following, it's worth scheduling an inspection to explore your options:

• Leaks around seams, penetrations, or fasteners that appear during rain or wind-driven storms
• Surface rust that has not penetrated through the metal panels
• Chalky or faded coatings that are no longer reflective or protective
• A roof that still feels structurally solid underfoot, with no soft spots or sagging areas
• Previous patchwork repairs that addressed symptoms but not underlying wear

If your metal roof is between 15 and 25 years old and hasn’t experienced major structural damage, restoration is likely still a viable and cost-effective option.

What It Costs to Restore a Metal Roof in 2026

In the Midland-Odessa area, metal roof restoration typically ranges from $4 to $8 per square foot. That includes surface prep, seam sealing, and installation of a full coating system.

To give you an idea of what that means:

• A 3,000 square foot roof may cost between $12,000 and $24,000
• A 5,000 square foot roof may range from $20,000 to $40,000

These prices are 40 to 60 percent lower than the cost of full roof replacement. Plus, most projects can be completed in two to four days with minimal disruption to daily operations.

Delaying repairs can get expensive. Water leaks can damage insulation and framing, and rust can spread to the point that replacement becomes unavoidable. Acting early gives you more options and a better chance to preserve what you have.

What the Restoration Process Looks Like

Restoring a metal roof takes more than just spraying on a coating. At PB Roofing, we follow a defined process to ensure the work holds up over time.

It starts with a full inspection. We physically walk the roof, use drone imaging where needed, and assess fasteners, seams, penetrations, and overall condition. If the roof qualifies for restoration, we begin by pressure washing the surface, treating rust, tightening or replacing fasteners, and sealing seams with reinforced materials.

Once the surface is prepped, we apply the selected coating. Depending on your building and roof slope, this could be a silicone system for flat roofs or an elastomeric coating for sloped applications. After the coating cures, we complete a final inspection and register the manufacturer’s warranty. All of our restorations also come with PB Roofing’s 10-year workmanship guarantee.

Residential vs. Commercial: What’s Different?

The restoration process is similar in principle for both residential and commercial properties, but the execution often differs.

Residential roofs tend to be pitched and smaller in size, which makes access easier and allows for faster completion. For these homes, we typically recommend elastomeric coatings that handle movement and temperature changes well.

Commercial metal roofs are often flat or low-slope and may require coatings with greater resistance to standing water or foot traffic. Access and safety protocols are also more involved. We design each plan around the building’s function and structural needs.

Taking Care of Your Restored Roof

A restored roof is not maintenance-free, but it is relatively low upkeep. We recommend inspecting the roof at least once a year, especially after hailstorms or heavy winds. Removing branches, leaves, and debris will help the coating last longer and keep drainage pathways clear.

Occasional light cleaning may also be needed to remove dust or buildup. Staying on top of these tasks helps you get the full lifespan out of your restoration and keeps warranties in good standing. If you’re ever unsure whether your roof needs attention, just call us. We’ll take a look and let you know.

Are There Alternatives to Restoration?

Not every roof can or should be restored. If you’re facing significant decking damage, widespread rust-through, or want to change roofing materials, replacement may be the better option.

Some property owners use this opportunity to upgrade to TPO membranes, spray foam for added insulation, or architectural shingles depending on the structure and its use. If restoration doesn’t make sense, we’ll walk you through what does.

Common Questions About Metal Roof Restoration in West Texas

We get a lot of questions from homeowners and business owners throughout Odessa, Midland, and nearby areas about how metal roof restoration works and what to expect. Here are answers to the most common ones.

Can I restore a metal roof more than once?

Yes, you can restore a metal roof more than once as long as the structure remains intact and coatings are maintained. If the first restoration holds up well, another application is often possible later.

Will restoration stop all leaks?

Yes, roof restoration will stop all leaks if they are caused by surface issues like failed seams, fasteners, or flashing. We seal all critical areas before coating to prevent future leaks.

Can I walk on my restored metal roof?

Yes, you can walk on a restored metal roof if normal precautions are taken. Most coatings are designed to handle occasional foot traffic once cured.

What type of roof coating lasts the longest?

Silicone roof coatings last the longest in our West Texas climate. They hold up well to UV, resist ponding water, and maintain flexibility in extreme heat.

How soon can you restore a metal roof after storm damage?

We can restore a metal roof shortly after storm damage if the roof is dry and structurally sound. In most cases, restoration can begin within a few days of inspection.

Is metal roof restoration environmentally friendly?

Yes, metal roof restoration is environmentally friendly because it keeps materials out of landfills and improves energy efficiency by lowering surface temperatures with reflective coatings.

Do you require a deposit for roof restoration?

No, PB Roofing does not require a deposit to begin metal roof restoration. While deposits can help with scheduling, we operate with transparent, no-pressure pricing.

Making the Right Call for Your Metal Roof in West Texas

If your metal roof is aging but still structurally sound, restoration can be a smart way to extend its life, reduce costs, and avoid a disruptive full replacement. The key is acting early and working with a contractor who understands West Texas roofing challenges.

At PB Roofing, we’ve been restoring and replacing metal roofs in the Permian Basin for over 30 years. We know the weather, we know the materials, and we believe in doing the job right the first time.

Not sure if your metal roof can be restored? We’ll give you an honest inspection and walk you through the options.