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Key Takeaways
- On average, a tin roof costs between $10–$13 per square foot, or $100–$130 per square (a roofing term used to describe 100 square feet.)
- This durability also gives the material a long life span of 40–70 years, compared to asphalt’s 15–30 years.
- Your initial metal roof investment will undoubtedly be high, but the roof’s durability, energy efficiency, and curb appeal will pay off for decades to come.
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
What Is the Cost of a Tin Roof?
On average, a tin roof runs between $7.50–$12 per square foot, or $750–$1,200 per square (a roofing term used to describe 100 square feet). Budget-friendly tin roofing starts at $5–$8 per square foot or $500–$800 per square, giving cost-conscious homeowners access to metal roofing benefits without breaking the bank.
Premium-coated metals or complicated roof designs will push your tin roof cost up to about $12–$16 per square foot. These premium installations often exceed $25,000 for standard roof sizes.
Here are some cost approximations for a standard 1,700-square-foot roof:
| Cost Range | Cost Per Square Foot | Average Cost Per Project* |
| Low-end Cost Range | $5–$8 | $8,500–$13,600 |
| National Average Cost Range | $7.50–$12 | $12,750–$20,400 |
| High-end Cost Range | $12–$16 | $20,400–$27,200 |
We retrieve cost data from RS Means, a project estimator for contractors and home improvement experts. The rough costs listed in this article include bare materials and labor fees.
Learn more about the price of roof shingles and read our article about the pricing of rubber shingles for more information.
How Much Does a Tin Roof Cost by Metal Roofing Type?
Tin roofs aren’t one-size-fits-all; you have multiple styles and types to choose from. Below, we’ve detailed cost ranges for some of the most popular metal roofing types and factors to consider.
| Type | Cost Per Square Foot |
| Corrugated Metal Roof | $5–$12 |
| Stamped Panel Metal Roof | $8–$15 |
| Standing Seam Metal Roof | $10–$16 |
| Flat Seam Metal Roof | $10–$16 |
Corrugated Metal Roof
Corrugated metal roofing – sometimes called corrugated sheet metal, corrugated steel, or “wriggly tin” – consists of galvanized steel rolled to produce a wavy surface. Corrugated steel is a lower-cost metal roofing option, generally ranging from $5–$12 per square foot.
Stamped Metal Roof Panels
Stamped panel roofing is made of steel panels that are stamped and layered to resemble classic slate or asphalt shingles. Sometimes called metal shingles, stamped panels combine the traditional look of asphalt with the durability and longevity of metal.
This type of tin roofing typically costs between $8–$15 per square foot, which will vary depending on the material and configuration you choose.
Standing Seam Metal Roof
Standing seam metal roofing consists of long, flat metal panels with interlocking vertical ribs on each end. Standing seam tin roofs are popular because of their durable concealed fastener design, in which each panel’s fasteners are covered from view and exposure to the weather.
Standing seam tin roofs are one of the most expensive metal roofing options, at around $10–$16 per square foot. Metals like steel and aluminum will sit at the lower end of this range, while premium options like zinc and copper can exceed $20 per square foot.
Flat Seam Metal Roof
Flat seam tin roofs consist of metal sheets that are folded and sealed at the seams for a flush, solid surface. This metal roofing style is ideal for low-pitch roofs or those needing seamless accents like domes and arches.
Flat seam roofs have a similar price range to standing seam models, ranging from around $10–$16 per square foot.
How Much Does a Tin Roof Cost by Square Footage?
Your roof’s size directly drives your total project cost more than any other factor. Unlike other home improvements where you can scale back to save money, your roof size is fixed by your home’s footprint and roof pitch.
This table lists rough cost estimates for various roof sizes:
| Home Size | Roof Size | Typical Price Range | Average Cost |
| Small home (800–1,000 sq. ft.) | 1,000 sq. ft. | $7,500–$12,000 | $10,000 |
| Small-to-medium home (1,200–1,500 sq. ft.) | 1,500 sq. ft. | $11,250–$18,000 | $15,000 |
| Average single-family (1,600–2,000 sq. ft.) | 2,000 sq. ft. | $15,000–$24,000 | $19,500 |
| Larger single-family (2,000–2,500 sq. ft.) | 2,500 sq. ft. | $18,750–$30,000 | $24,500 |
| Luxury home (2,500–3,000 sq. ft.) | 3,000 sq. ft. | $22,500–$36,000 | $29,500 |
| Estate home (3,000–3,500 sq. ft.) | 3,500 sq. ft. | $26,250–$42,000 | $34,000 |
| Multi-level or custom home (3,500+ sq. ft.) | 4,000 sq. ft. | $30,000–$48,000 | $39,000 |
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
Which Factors Impact Tin Roof Costs?
While your tin roof costs will primarily depend on the type of metal and size you need, several other factors will play into your final price tag. It’s important to remember these factors as you shop to avoid sticker shock when you start getting quotes from roofers. The sections below cover how roof pitch, labor/installation fees, coatings, and more will impact your costs.
Roof Pitch
Your home’s square footage won’t match your roof’s square footage. Roofs slope and extend past your walls, requiring more material than you might expect. For a quick estimate, multiply your home’s square footage by 1.25. A 2,000-square-foot home usually needs about 2,500 square feet of roofing material. Steeper roofs demand even more coverage.
Remember – the pitch of your roof will determine if your number is higher or lower. Generally, metal roof pitches fall between 4:12 and 6:12, with 3:12 being the minimum slope for adequate water shedding.
Want to calculate exact measurements? Use a Roofing Calculator to find your roof’s square footage based on slope and home dimensions. Look at how pitch affects costs for a 2,000-square-foot home:
| Roof Size | Roof Pitch | Cost of a New Tin Roof |
| 2,269 sq. ft. | 3:12 | $17,018–$27,228 |
| 2,320 sq. ft. | 4:12 | $17,400–$27,840 |
| 2,461 sq. ft. | 6:12 | $18,458–$29,532 |
| 2,645 sq. ft. | 8:12 | $19,838–$31,740 |
Labor Costs
Labor makes up a hefty portion of your tin roof installation bill. Expect to pay around $3.50 per square foot for professional installation, according to RSMeans. Let’s say you select corrugated metal costing $7 per square foot in materials. Add $3.50 for labor and your total jumps to $10.50 per square foot. On a 1,500-square-foot roof, labor alone adds $5,250 to your project.
Fancy roof designs like gambrels or mansards drive labor costs even higher—sometimes reaching 50% of your total project cost. When gathering quotes, ask contractors to separate material and labor costs so you know exactly what you’re paying for.
Metal Roof Coatings
As seasons change, tin roofs expand and contract, eventually loosening fasteners and creating leak risks. A quality epoxy or acrylic roof coating forms a watertight barrier that extends your roof’s life and boosts performance. These coatings also bounce back UV rays, cutting your summer cooling bills.
Read also: Metal Roof Installation Guide
Adding a metal roof coating costs an extra $1–$5 per square foot for materials and application. For example, after spending $19,500 on a 2,000-square-foot tin roof, you might invest another $2,000–$10,000 for coating. While not cheap, this added protection can prevent costly repairs down the road.
Regional Cost Variations
Where you live greatly affects your tin roof price tag. Homes in hurricane zones like Florida or snow-heavy regions like Vermont often need reinforced roofing systems, pushing costs up by 20–30%. Labor rates vary too—roofing work in New York City or San Francisco costs considerably more than the same job in rural Midwest towns.
Local building codes also play a role in your final bill. Some cities require special permits or extra inspections for metal roofing installations. Before committing, consult contractors familiar with your area’s requirements who can provide accurate pricing for your neighborhood. A roofer from Minnesota, for instance, will understand snow load requirements that a Florida contractor might not consider.
Roof Accessories
Your cost will fluctuate depending on added customizations and accessories. For example, you’ll pay more for a tin metal roofing system with skylight windows, gutters, and custom flashing than a no-frills roof. Here are common price ranges for these add-on examples:
| Item | Price Range |
| Gutters | $1,000–$7,000 |
| Skylights | $900–$2,500 per window |
| Flashing | $10–$27 per linear foot |
What Are the Benefits of Investing in a Tin Roof?
A tin roof demands more money upfront than asphalt shingles, but the value equation changes when you look long-term. You’ll pay $12,750–$20,400 for a tin roof versus $6,600–$19,500 for asphalt, yet your metal roof will last 40–70 years compared to asphalt’s 15–30 years. Break it down annually, and metal often wins the cost comparison.
Let me walk you through what makes metal roofing worth considering:
Weather Resistance
Metal stands strong against 120+ mph winds, heavy snow, and hail impacts that would damage traditional roofing. Just ask any homeowner who’s weathered a major storm with a metal roof—they’ll tell you about sleeping soundly while neighbors faced repair bills.
Lower Cooling Bills
Unlike dark asphalt, which absorbs heat, metal reflects sunlight. Many homeowners report 10–25% cooling cost reductions. In Texas, where summer cooling bills often hit $300 monthly, that means keeping an extra $30–$75 in your pocket every month during peak heat.
Minimal Upkeep
Forget about replacing blown-off shingles after storms or dealing with moss growth. Metal roofs need little more than occasional cleaning and fastener checks every few years. You won’t spend weekends on a ladder patching problem spots.
Insurance Advantages
Call your insurance agent about metal roofing—many companies offer 5–35% premium discounts thanks to the fire resistance and durability. One client in Oklahoma saved $420 annually on homeowners insurance after installing a metal roof.
Earth-Friendly Choice
When your metal roof eventually needs replacement decades from now, the materials head to recycling, not landfills. Asphalt shingles contribute millions of tons of waste yearly that sits in dumps for generations.
In this video, Danny Lipford explains why metal roofing can be an excellent investment for modern homeowners:
Ongoing Maintenance Costs for Tin Roofs
One of tin roofing’s biggest selling points? You’ll spend far less on maintenance than with traditional roofing. While asphalt demands regular attention and replacement of damaged shingles, metal roofs need only occasional check-ups.
Here’s what you can budget for ongoing care:
- Professional inspections: Set aside $200–$300 every 2–3 years for a roofer to check fasteners, sealants, and flashing. These visits catch small issues before they become expensive problems.
- Cleaning: A garden hose, mild soap, and an afternoon once a year or so keeps your roof in top shape. DIY costs nothing but time, or pay $100–$200 for professional cleaning if heights aren’t your thing.
- Resealing work: Plan for recoating every 10–15 years at roughly $1,000–$2,500 depending on your roof size. This maintenance prevents leaks and extends your roof’s lifespan substantially.
- Minor fixes: Budget $300–$500 every 5–10 years for occasional repairs like replacing loose fasteners or damaged flashing after extreme weather events.
Compare these costs to asphalt roofing, which often needs complete replacement twice during a metal roof’s lifetime. Over 50 years, you might spend $5,000–$8,000 maintaining a metal roof, while asphalt would cost $13,000–$39,000 in replacements alone—not counting regular repairs.
Professional Vs. DIY Tin Roof Costs
The DIY route might seem tempting to slash costs, but the savings rarely outweigh the risks for roof installations. Beyond material costs (identical whether you DIY or hire pros), you’ll need to rent safety harnesses, specialty cutting tools, and lifting equipment. You’ll also need several helpers, either paid or owing you massive favors. Add the learning curve and potential for expensive mistakes, and professional installation almost always delivers better value.
Installing a Tin Roof Yourself
How well your tin roof performs over decades depends entirely on proper installation. Even small errors in panel alignment, fastening methods, or flashing details lead to leaks, wind damage, and premature failure. A properly installed metal roof should last 50+ years, but amateur work might fail in 15–20 years. Unless you’ve worked professionally in metal roofing, the short-term labor savings rarely justify the long-term performance risks.
This video tutorial from the Metal Roofing Channel demonstrates a standing seam metal roof installation from start to finish:
Hiring a Professional for Tin Roof Installation
How to find a professional roofer for your tin roof project doesn’t have to be stressful. Follow these four steps to find the right contractor for the job:
- Search for local experts near you: Find local roofing contractors with positive customer testimonials and high ratings. Local companies are more likely to understand your area’s climate patterns and architectural trends, thus recommending better roofing products for your home.
- Get quotes from multiple companies: Retrieve estimates from at least three local roofers to start vetting your options. Multiple quotes will provide a full picture of your price range and potential project costs.
- Consult each pro about their recommendations: Take time to vet each contractor and discuss the specific details of your project. A particular company may offer the tin roof type or configuration you need for your home. Some companies might also provide coating and sealing options for better long-term performance.
- Consider which option best fits your unique needs: A roof replacement is a huge investment. Take time to sit with your options and consider the ins and outs of each estimate before signing any contracts.
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
So, Is Investing in a Tin Roof Worth It?
For the average homeowner, a tin roof means investing $12,750–$20,400 upfront for a standard-sized home. That’s steeper than asphalt, but consider the lifetime value: a $16,500 tin roof lasting 50 years costs just $330 annually, while a $10,000 asphalt roof lasting 20 years runs $500 per year. Take the Jackson family in Michigan—they spent $18,000 on their metal roof in 2010 and haven’t worried about a single repair since, even through brutal winters that damaged their neighbors’ asphalt roofs.
The math looks even better when you factor in the 10–25% cooling cost savings and possible insurance discounts. Plus, metal roofs boost resale value by 1–6%, helping recover some costs if you sell. For Sarah in Arizona, staying in her home for 15 years with a metal roof meant recouping almost the entire cost difference through energy savings and avoiding a mid-ownership replacement that her previous asphalt roof would have required.
FAQs About Tin Roof Costs
Yes, homes with tin roofs typically gain 1–6% in resale value according to real estate data. Your returns will vary by location—houses in storm-prone Florida see bigger premiums than those in milder climates like Oregon. Buyers nowadays recognize metal roofing as a premium feature rather than just another roofing option.
The greatest financial benefit comes from enjoying the roof’s durability and energy savings yourself over several years. Selling too soon after installation might not recoup your full investment difference between metal and asphalt. However, in hot real estate markets, a new metal roof can become your home’s standout feature, helping it sell faster than competing properties with aging roofs. One Colorado realtor noted that homes with metal roofs seem to sell faster, especially during the stormy season.
Today’s “tin” roofs aren’t actually made from tin—they’re steel with protective coatings that prevent rust. Manufacturers apply zinc (galvanized steel), zinc-aluminum alloy (Galvalume), or specialized paint systems that shield the metal from moisture. Properly installed, these systems keep rust at bay for decades, backed by warranties ranging from 30–50 years.
What can compromise this protection? Watch for scratches deep enough to penetrate the coating, mismatched metals creating galvanic corrosion, water pooling in low spots, or salt spray in coastal areas. For beachfront homes, look for marine-grade coatings specifically designed for salt exposure. Your installation quality matters tremendously—even premium materials fail prematurely when improperly handled or fastened. One Florida homeowner learned this lesson when their DIY-installed panels started showing rust spots after just three years, while professionally installed sections remained pristine.
Tin roofing costs more upfront but delivers better long-term value through its impressive 40–70 year lifespan. You’ll pay about $7.50–$12 per square foot for tin roofing compared to $4–$7 for asphalt. However, during the time one metal roof serves your home, you’d replace an asphalt roof at least twice—suddenly making that price gap much smaller.
The real value emerges when factoring in minimal maintenance needs and energy savings of 10–25% on summer cooling bills. Budget-conscious homeowners should consider corrugated metal at $5–$8 per square foot—the most affordable metal option that still provides decades of service beyond what asphalt can deliver. My neighbor chose this route five years ago for his 1,800-square-foot ranch home, spending $9,000 instead of $6,000 for asphalt. He’s already recovered nearly $1,500 through reduced energy bills and zero repair costs, even after a hailstorm damaged other roofs on his street.
Tin roofs come with some of the strongest warranty protection in the roofing industry, with manufacturers offering 30–50 year coverage against defects, rusting, and material failure. Premium brands provide transferable warranties that stay valid even after you sell your home, adding to your property’s appeal. The most valuable warranties offer non-prorated coverage, delivering full replacement value throughout the warranty period rather than diminishing protection over time.
You’ll want to understand both types of warranty protection for your roof. Manufacturer warranties cover the metal panels themselves, while your installer provides workmanship warranties (typically 5–10 years) against installation errors. Pay close attention to weather exclusions if you live in hurricane or tornado country—some warranties cap wind speed coverage or exclude certain weather events. A homeowner in Texas learned this distinction the hard way after discovering his “lifetime” warranty didn’t cover 90+ mph winds during a severe storm, leaving him responsible for $4,000 in repairs that would have been covered with a more comprehensive warranty.
