Top 5 Signs Your Metal Roof Needs Restoration Before It’s Too Late

Know the Warning Signs Before You’re Paying for a Full Replacement

Metal roofs are a popular choice in Andrews and across the Permian Basin for a good reason—they hold up against high winds, harsh sun, and the kind of hailstorms West Texas sees year after year. But even metal has its limits.

Whether you manage commercial buildings or own a home, there’s a point when every roof starts showing its age. And if you miss the early signs, a repairable problem can turn into an expensive replacement.

In this post, we’ll cover:

• Five key signs of metal roof damage that indicate it’s time to consider restoration
• A straightforward roof restoration checklist to help you evaluate your next steps
• Practical insights and recommendations based on real-world roofing experience across West Texas

If you’ve noticed leaks, rust, or anything that doesn’t look right after a storm, PB Roofing can take a look. We’ve been restoring metal roofs in West Texas for decades, and we don’t overpromise. We just do the job right.

Why Metal Roof Restoration Matters in Andrews, TX

In places like Andrews, where hail and high heat are common, metal roofs don’t always last as long as people expect. The materials may be durable, but the weather doesn’t cut any slack.

We’ve inspected roofs that looked fine from the street but had seam failures, popped fasteners, and coating breakdowns that were one storm away from major water damage. These issues often start small—and go unnoticed—until you’re dealing with a leak or insurance claim.

The good news is, if you catch the damage early, restoration is usually a faster and more cost-effective option than replacement.

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What to Know Before You Start Any Roof Restoration

Not every metal roof qualifies for restoration. But many do—and it can save you time, money, and unnecessary headaches if handled properly.

Know What You're Working With

Before making any decisions, take stock of a few key things:

• Roof Age: Most metal roofs under 30 years old are good candidates for restoration, assuming the structure is sound.
• Roof Type: Common systems around here include standing seam, corrugated, and R-panel.
• Visible Damage: Look for rust, leaks, coating wear, or panel movement.
• Budget: Restoration typically costs less than half the price of full replacement.
• Warranties: Quality coatings like Mule-Hide, Tropical, or Uniflex can add 10–20 years of protection—when installed properly.

If you’re unsure about your roof’s condition, get a professional inspection. PB Roofing can often spot problems that aren’t obvious from the ground.

The Top 5 Signs Your Metal Roof Needs Attention—Now

1. Rust or Corrosion

Rust is one of the first red flags we look for during inspections. It usually shows up around fasteners, panel edges, and gutters—especially after heavy spring storms.

Even small patches of rust can spread quickly and eat through the metal. Once that happens, water gets in and starts breaking down the layers below. At that point, restoration may no longer be an option.

What to do: If you see rust on your roof or around your property, schedule a roof inspection. Don’t assume it’s cosmetic.

2. Loose or Missing Fasteners

We see this all the time in Andrews and surrounding areas. Fasteners back out over time—especially with temperature swings, wind uplift, or poor original installation.

When fasteners loosen or go missing, panels shift. That movement breaks the seal and creates gaps where water can get in.

What to do: If you notice screws on the ground or see metal panels shifting during high winds, your roof needs professional attention.

3. Water Leaks or Interior Water Stains

If you’re seeing signs of moisture inside—like ceiling spots, peeling paint, or mold smells—there’s a good chance your metal roof is leaking. These leaks often start at seams, penetrations, or flashing that’s pulled away over time.

The problem? These issues usually don’t show up until water has already caused damage.

What to do: Don’t wait for ceiling damage. If your building has been through a storm or your roof is more than 10 years old, get it checked.

4. Hail or Wind Damage

After one particularly severe hailstorm, we inspected several metal roofs in Andrews that had visible dents, seam cracks, and coatings that had started to peel or loosen. In many cases, there were no active leaks—yet. But the underlying damage was clear. 

Hail doesn’t always puncture metal panels; more often, it weakens seams or degrades the coating just enough for the next storm to cause real problems.

What to do: After any significant storm, especially one with hail, get your roof inspected—even if there’s no active leak.

5. Faded or Failing Roof Coating

Metal roof coatings protect against UV rays, rust, and moisture—but they don’t last forever. If your roof looks chalky, faded, or patchy, the coating has likely worn off.

Once that barrier is gone, the metal underneath starts to take the hit—and that leads to failure down the line.

What to do: If your roof’s appearance has changed significantly in the past few years, you’re likely overdue for a new coating.

Restoration: A Practical Alternative to Replacement

What Roof Restoration Involves

Roof restoration isn’t patchwork. It’s a complete system repair that extends the life of your existing roof without tearing it off.

Here’s what a typical restoration project looks like:

• Full surface cleaning and rust removal
• Fastener and seam repairs
• Waterproof sealing around penetrations and edges
• Application of a high-performance coating system
• Final inspection and warranty documentation

Why It Works in West Texas

In the Permian Basin, restoration makes sense because it helps roofs hold up against:

• UV exposure
• Temperature swings
• High winds
• Occasional hailstorms

With the right system in place, we’ve seen restored roofs last 10 to 20 years longer—without the cost or disruption of replacement.

Pros and Cons of Metal Roof Restoration

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At PB Roofing, we’ve restored everything from warehouses to ranch homes. We’ll tell you straight whether restoration makes sense—or not.

Metal Roof Restoration FAQs for Andrews, TX Property Owners

If you’re considering roof restoration, especially after storm damage or visible wear, you probably have questions about what’s involved, what it costs, and whether it’s the right move for your property. Below are common questions we hear from homeowners and business owners in Andrews and across the Permian Basin, along with clear, no-nonsense answers from the PB Roofing team.

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Final Word: Catch It Early, Save Big

If you own a property in Andrews or anywhere in the Permian Basin, don’t wait for a leak to start thinking about your roof. Catching metal roof damage early gives you more options, less stress, and better long-term results.

We’ve seen what happens when people wait too long. And we’ve helped hundreds avoid that scenario by restoring their roofs on time—with quality work, reliable materials, and no pressure.

PB Roofing is local, licensed, fully insured, and we’ll give you an honest answer—every time.

Schedule your free roof inspection today.

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