Rich Beasley here – Certified Master Inspector® with over 15 years of experience in home construction and maintenance across the U.P. I’ve inspected countless metal roofs throughout the Upper Peninsula. I’ve seen everything from exceptional metal roof installations to concerning safety hazards.
When our clients request a U.P. metal roofing inspection, they’re typically either considering purchasing a home with a metal roof or contemplating installing one themselves. We help them better understand the pros and cons of metal roofs in the Upper Peninsula, so they can plan and budget properly for their investment.
To that end, let me share what my team at UP Home Inspection encounters during our professional property inspections.
The Good: What U.P. Metal Roofing Inspection Reveals About the Benefits of Metal Roofs
There’s a good reason metal roofs are popular in our region. During metal roofing inspections in Marquette, Munising, and across the U.P., I often note these significant advantages:
- Exceptional Longevity: A quality metal roof can easily 100 years compared to just 20-35 years for asphalt shingles. (Case in point: drive down the older streets of Marquette, Michigan and you will see dozens of metal roofs dating back to the late 19th and early 20th centuries, still in service.) This often makes it the last roof a homeowner will need to purchase.
- Effective Snow Shedding: Metal’s slick surface allows snow and ice to slide off rather than accumulate. This reduces the formation of ice dams and eliminates the need for regular roof raking during our heavy winter months. As a homeowner in the U.P., this will literally take a load off your mind!
- Reduced Maintenance: Metal roofs are generally easier to maintain than traditional shingles, with little to no concerns about granule loss, curling edges, or organic growth.
- Superior Wind Resistance: When properly installed, metal roofs withstand the strong gusts from Lake Superior and Lake Michigan more effectively than many other roofing systems. The key here is PROPER installation! Read on to learn more.
The Bad: Common Issues Our Inspections Reveal
Now, I don’t want to rain on anyone’s parade, but we need to talk about the problems I see during U.P. metal roofing inspections. And trust me, I see plenty.
1. Improper Fastener Installation
Let’s talk screws for a minute. Yeah, I know, riveting topic (haha). But honestly, fasteners can make or break your metal roof. I can’t tell you how many times I’ve been up on a roof in Escanaba or Ishpeming and found exposed fasteners that have worked themselves loose. Every single one of those is a potential leak waiting to happen.
Those cheaper exposed fastener systems might save you a few bucks upfront, but they’ll have you climbing back up there for maintenance way more often than you’d like. I’ve seen homes right on the shore of Lake Superior where those relentless winter winds have pulled loose fasteners straight out. Not a great discovery during your spring thaw.
The hidden or standing seam systems? They’ll cost you more now but save you headaches later. Something to consider when budgeting for a new roof or when you are vetting a home you think you might want to purchase.
2. Installation Over Existing Shingles
One concerning practice we see a lot during inspections is metal roofing installed directly over existing asphalt shingles. While some manufacturers permit this approach, proper execution is essential.
It’s important to understand that asphalt shingles continue to deteriorate beneath the metal roofing, potentially compromising the stability of the fastener base. Without proper underlayment solutions like accordion foam, the irregular surface of aging shingles creates problems for the metal panels above.
During a recent inspection in Skandia, we inspected a home where improper preparation before metal roof installation had resulted in significant fastener failure within three years. A significant number of screws had loosened, leaving the panels vulnerable to wind damage and subsequent leaking.
3. Gutter Complications
Standard gutter systems and metal roofs aren’t always compatible with metal roofs in our Upper Peninsula environment. This is an important consideration that merits careful planning.
Sure, you can put them up pretty easily. But when snow and ice slide from metal roofing surfaces—a natural and intended function—it can pound the heck out of traditional gutters or even rip them off completely. This creates immediate water management concerns and potential long-term foundation issues.
Metal roofs require one of two approaches in high snow areas:
- Either specialized gutter systems designed to withstand snow slides, or
- Alternative water management solutions such as French drains to divert water away from your foundation.
During our inspections in communities like Munising and Rapid River, we’ve seen cases where inadequate planning for this aspect has resulted in repeated gutter system failures within relatively short timeframes, creating unexpected maintenance expenses.
The Ugly: Safety and Snow Hazards
The most significant concerns we identify during U.P. metal roofing inspections relate to safety issues that can affect both property and personal wellbeing.
Snow and Ice Discharge Zones
A critical aspect of metal roofing that’s frequently overlooked is that these systems don’t retain snow—they discharge it, sometimes with considerable force and volume.
- During roof inspections across the Upper Peninsula, we’ve seen many homes where sliding snow and ice have damaged decks, lower roof sections, vehicles, and landscaping features.
- More concerning are cases where discharge zones create genuine safety hazards near main entrances or frequently used walkways.
Before installing a metal roof, consider where snow will slide off. In Negaunee and other snowy U.P. areas, I recommend walking around your property to identify vulnerable areas like entryways, lower roofs, and parking spots. While this planning takes extra time upfront, it can save you from costly property damage and prevent dangerous ice slides near doorways.
Snow Guards: A Simple Safety Solution
Image courtesy of All American Steel
When I do a U.P. metal roofing inspection, I often recommend installing snow guards. Snow guards are simple devices that make metal roofs safer in the U.P. They act like speed bumps for snow, controlling when and how it slides off your roof.
Installing snow guards above doorways, walkways, and roof valleys helps protect people and property below. Without them, snow can slide off all at once, creating dangerous conditions.
Last winter in L’Anse, we inspected a home where the owners skipped snow guards to save money. By February, dangerous ice dams had formed at the roof edges, and the lower garage roof was damaged. Repairs cost over $5,000 – far more than the snow guards would have cost upfront. This small investment would have prevented a much bigger expense.
Professional U.P. Metal Roofing Inspection Checklist
When conducting metal roofing inspections in communities like Iron Mountain or Marquette, our assessment includes these key elements:
- I examine all accessible fasteners, checking for loose or missing roofing screws. This provides significant insight into the installation quality.
- Edge details and trim receive close attention, as these areas are vulnerable to wind damage if not properly installed.
- Snow guards are evaluated for appropriate placement given local snow loads.
- All roof penetrations—including pipe boots, vents, and chimneys—are inspected for proper flashing and sealing techniques, as these transition points frequently develop leaks.
- The inspection extends to the attic space, where evidence of leaks or moisture often appears before becoming visible on interior ceilings. Water staining, damp insulation, or mold growth serve as important indicators.
- For metal roofing installed over existing shingles, I look for signs of substrate problems such as uneven surfaces, oil canning in panels, or improperly seated fasteners.
Each observation is documented in our detailed digital report with supporting photographs and prioritized recommendations.
Making the Right Roofing Choice for Your UP Home
A metal roof can be a great investment for your U.P. home when installed correctly. The key phrase here is “installed correctly” – all the details we’ve covered matter.
Every home is different. What works for a house in Chocolay Township might not work for one in Manistique because of differences in snow exposure, wind patterns, and surrounding trees.
If you’re buying a home with a metal roof or thinking about installing one, get a professional U.P. metal roofing inspection first. Roof inspections are an important part of every home inspection we do. Our detailed digital reports show you exactly what you need to know about your roof’s condition and any potential issues, ranked by importance.
Have questions about a metal roof? Call us at (906) 360-3879 or schedule a home inspection online. We’re here to help you make smart decisions about this important investment.
Rich Beasley is UP Home Inspection, LLC’s lead inspector and a Certified Master Inspector® with specialized knowledge of Upper Peninsula construction requirements and metal roof assessment. In 2025, Rich was awarded the coveted CMI® designation by the Master Inspector Certification Board, recognizing his experience, education, and commitment to the inspection industry’s highest standards. For thorough metal roofing inspection in the U.P., contact Rich and his team today.