Standing in neighborhoods from Montford to North Asheville, you’ll notice an increasing number of homes sporting metal roofs. This shift isn’t just about aesthetics homeowners across Western North Carolina are discovering that metal roofing offers compelling advantages in our unique mountain climate. But with installation costs running significantly higher than traditional asphalt shingles, the question remains: is metal roofing actually worth the investment for your Asheville home?
At Lane Roofing and Restoration, we’ve installed metal roofs throughout the region for over a decade. We’ve also watched these installations perform through countless seasonal cycles, from ice storms to summer thunderstorms. This real-world experience has given us valuable insight into how metal roofing truly performs in our specific climate and whether the higher upfront cost translates into genuine long-term value.
Understanding Metal Roofing Costs in Asheville
The first hurdle most homeowners encounter when considering metal roofing is the price tag. For a typical 2,000-square-foot home in Asheville, you’re looking at substantially different investment levels depending on your material choice.
Asphalt shingle installation typically runs $8,000 to $15,000 for quality architectural shingles with proper installation. Metal roofing for the same home generally costs $18,000 to $35,000, depending on the specific metal type, profile style, and complexity of your roof design. Standing seam metal roofs tend toward the higher end of this range, while metal shingles or panels designed to mimic traditional roofing materials may cost somewhat less.
This 2-3x cost difference stops many homeowners from exploring metal roofing further. But this initial comparison misses several critical factors that affect the true long-term cost of ownership.
First, metal roofs last dramatically longer than asphalt shingles. While quality asphalt shingles might give you 20-25 years in Asheville’s climate (with our temperature swings, UV exposure, and occasional severe weather), metal roofing systems routinely last 40-70 years. Some manufacturers offer warranties extending 50 years or more. This longevity means most homeowners will need to replace an asphalt roof 2-3 times during the same period a metal roof continues performing.
When you factor in the cost of two or three reroofing projects over a 50-year period, the lifetime cost equation shifts considerably. That $12,000 asphalt roof becomes $36,000+ when replaced twice, suddenly making the $25,000 metal roof look like the more economical long-term choice.
Metal Roofing Performance in Western North Carolina’s Climate
Asheville’s mountain climate presents specific challenges that play directly to metal roofing’s strengths. Understanding how metal performs in our unique weather patterns helps clarify its value proposition.
Winter Performance
Our winters bring a mix of snow, ice, and freeze-thaw cycles that test roofing systems. Metal roofing excels in these conditions for several reasons. The slick surface allows snow to slide off easily, reducing the weight load on your roof structure and minimizing the risk of ice dams that plague many homes in higher-elevation neighborhoods like Town Mountain or parts of North Asheville.
Ice dams form when heat escaping through your roof melts snow, which then refreezes at the roof’s edge. This ice buildup can force water under shingles, causing leaks and interior damage. Metal roofing’s smooth surface and proper installation techniques—including adequate ventilation and insulation—virtually eliminate ice dam formation.
During our occasional ice storms, metal roofing handles the load better than asphalt shingles. The interlocking panels or continuous sheets distribute weight more evenly, and the material itself doesn’t become brittle in cold temperatures the way asphalt shingles can.
Summer Durability
Asheville summers bring heat, humidity, and powerful thunderstorms. Metal roofing handles all three impressively. Unlike asphalt shingles that can soften in extreme heat and gradually lose granules under UV exposure, metal roofing maintains its structural integrity regardless of temperature.
The reflective properties of metal roofing—particularly lighter colors or specialized coatings bounce solar radiation away from your home rather than absorbing it. This keeps your attic space cooler, reduces the strain on your air conditioning system, and translates to lower energy bills during our warmest months.
Summer thunderstorms occasionally bring hail, which can damage or destroy asphalt shingle roofs. Metal roofing, especially thicker gauges, resists hail damage far better. While extremely large hail might dent metal panels, it typically won’t compromise the roof’s weatherproofing the way damaged shingles would.
Wind Resistance
Western North Carolina experiences occasional high winds, particularly during severe thunderstorms or when weather systems move through the mountain gaps. Metal roofing panels, when properly installed, offer superior wind resistance compared to individual shingles.
Asphalt shingles are secured at specific points and can lift or tear away in extreme winds something we see regularly after major storms in neighborhoods throughout Asheville. Metal roofing systems use concealed fasteners and interlocking panels that create a continuous barrier far more resistant to wind uplift. Quality metal roofing installations can withstand winds exceeding 120 mph, well above what we typically encounter.
Energy Efficiency Benefits
The energy performance of metal roofing delivers ongoing financial benefits that compound over time. In Asheville’s climate, where we actively heat homes for roughly five months and cool them for three to four months annually, these savings matter.
Metal roofing reflects solar radiation rather than absorbing it like dark asphalt shingles. This solar reflectance can reduce cooling costs by 10-25% during summer months. For a typical Asheville home spending $150-200 monthly on summer air conditioning, this translates to $180-600 in annual cooling savings.
The thermal performance works both ways. During winter, proper insulation beneath your metal roof—which should be installed regardless of roofing material keeps heated air inside your home. The metal itself doesn’t absorb and slowly release cold the way other materials might, contributing to more consistent indoor temperatures.
Over a 40-year lifespan, these energy savings add up to thousands of dollars. A homeowner saving $300 annually on energy costs accumulates $12,000 in savings over 40 years a significant portion of the metal roof’s initial cost premium.
Many metal roofing systems qualify for ENERGY STAR certification, which can make you eligible for federal tax credits that offset 10-30% of material costs. These incentives improve the return on investment calculation considerably.
Maintenance Requirements and Lifetime Costs
One often-overlooked advantage of metal roofing is its minimal maintenance requirements. Asphalt shingle roofs need regular inspection and repair replacing damaged shingles after storms, addressing moss or algae growth in shaded areas, and dealing with granule loss over time.
Metal roofing requires far less ongoing attention. An annual inspection to check fasteners, ensure proper drainage, and clear debris from valleys typically suffices. You won’t need to replace damaged shingles, worry about moss retention, or deal with granule accumulation in gutters.
This reduced maintenance means lower lifetime costs beyond the initial installation. While it’s difficult to quantify exact maintenance savings, homeowners with asphalt roofs often spend $200-500 annually on minor repairs and maintenance. Over 40 years, this adds another $8,000-20,000 to the total cost of ownership expenses largely eliminated with metal roofing.
Resale Value and Market Perception
When considering any major home improvement, resale value matters. Metal roofing generally enhances property value and marketability in the Asheville real estate market for several reasons.
First, the longevity of metal roofing appeals to buyers. A home with a newer metal roof essentially eliminates roofing concerns for decades, making it more attractive compared to homes with aging asphalt roofs that may need replacement within 5-10 years.
Studies suggest metal roofing recoups 60-85% of its cost at resale, which compares favorably to asphalt shingle replacement (typically recouping 50-65% of costs). In Asheville’s environmentally conscious market, the energy efficiency and sustainability aspects of metal roofing resonate particularly well with buyers.
The aesthetic appeal of metal roofing has also evolved. Modern metal roofing comes in styles that complement everything from historic craftsman homes in Montford to contemporary designs in South Asheville. Standing seam metal roofs have become especially popular for their clean, modern appearance that fits beautifully in our mountain setting.
Types of Metal Roofing for Asheville Homes
Not all metal roofing performs identically, and understanding the options helps you make the right choice for your specific situation and budget.
Standing Seam Metal Roofing
This is the premium option, featuring vertical panels with concealed fasteners and raised seams. Standing seam systems offer the best weather protection, longest lifespan (50-70 years), and cleanest aesthetic. They’re ideal for contemporary homes and situations where maximum performance justifies the higher cost.
Standing seam installations typically represent the upper end of metal roofing costs but deliver superior performance in Asheville’s variable weather. The concealed fastener system means there are no exposed penetrations to potentially leak over time—a significant advantage in our wet climate.
Metal Shingles and Panels
These products mimic the appearance of traditional roofing materials (slate, wood shake, or asphalt shingles) while providing metal’s durability benefits. They cost less than standing seam systems and can suit homes where a more traditional appearance is desired—particularly relevant for historic properties in neighborhoods like Biltmore Village or Kenilworth.
Metal shingles typically last 40-50 years and still offer substantial advantages over asphalt, though they don’t quite match standing seam’s performance. They’re a solid middle-ground option for homeowners wanting metal’s benefits without the contemporary standing seam aesthetic.
Material Choices
Most metal roofing in our region uses steel (often with protective coatings), aluminum, or occasionally copper. Steel offers the best strength-to-cost ratio and performs excellently in our climate. Aluminum resists corrosion better in coastal areas but matters less here in the mountains. Copper provides unmatched longevity and develops a distinctive patina over time, but costs significantly more.
For most Asheville homeowners, quality steel roofing with proper protective coatings delivers the best balance of performance and value.
Potential Drawbacks to Consider
No roofing material is perfect, and metal has some limitations worth acknowledging.
Noise Concerns
Many homeowners worry about rain noise on metal roofs. In reality, proper installation with adequate insulation and underlayment typically makes metal roofs no louder than asphalt during rainfall. However, if your home lacks adequate attic insulation (common in older Asheville homes), rain noise can be more noticeable. This is usually addressed during installation with proper insulation upgrades.
Expansion and Contraction
Metal expands and contracts with temperature changes. Quality installations account for this movement with appropriate fastening systems and panel design. Improper installation can lead to issues over time, which is why working with experienced metal roofing contractors matters significantly.
Denting
While metal roofing resists hail better than asphalt, extremely large hail or falling branches can dent panels. Thicker metal gauges resist denting better but cost more. For most Asheville properties, standard residential-grade metal roofing handles our weather conditions without issue.
Initial Cost
The higher upfront cost remains the primary barrier for many homeowners. If you’re planning to sell within 5-10 years, you may not recoup enough value to justify the premium. Metal roofing makes most financial sense for homeowners planning to stay in their homes long enough to capture the longevity and energy savings benefits.
Installation Complexity and Contractor Selection
Metal roofing installation requires specialized expertise. Unlike asphalt shingles where installation techniques are relatively standardized, metal roofing involves more variables—proper fastener placement, panel overlap, thermal expansion accommodation, and detail work around penetrations.
This means choosing the right contractor matters even more than with traditional roofing. Look for contractors with specific metal roofing experience, manufacturer certifications, and a portfolio of local installations you can reference. A poorly installed metal roof can fail prematurely or develop leaks, negating the material’s inherent advantages.
Installation typically takes slightly longer than asphalt shingling due to the precision required. This may add marginally to labor costs but ensures proper performance for decades to come.
Making the Decision: Is Metal Roofing Right for Your Asheville Home?
Metal roofing makes the most financial and practical sense in several situations:
You’re Planning Long-Term Ownership
If you intend to stay in your home for 15+ years, metal roofing’s longevity and energy savings accumulate enough value to justify the higher initial cost. The longer you stay, the better the return on investment becomes.
Your Current Roof Needs Replacement
If you’re already facing a reroofing project, the incremental cost difference between asphalt and metal becomes your decision point—not the full cost of the metal roof. Comparing the additional $10,000-15,000 for metal against the avoided cost of future reroofing projects often makes the math work favorably.
Energy Costs Are a Priority
For homes with high cooling costs—particularly those with southern or western exposure—metal roofing’s energy savings deliver faster payback. The same applies if you’re committed to reducing your home’s environmental impact.
You Value Low Maintenance
If the thought of periodic roof repairs and eventual replacement concerns you, metal roofing’s low-maintenance nature and exceptional longevity provide genuine peace of mind worth paying for.
Your Home’s Style Suits Metal Roofing
Contemporary designs, farmhouse styles, and even many traditional homes work beautifully with metal roofing. If the aesthetic fits your home and neighborhood, that eliminates a potential concern.
The Bottom Line on Metal Roofing Investment
When we help Asheville homeowners evaluate metal roofing, the math typically works this way: You’ll pay roughly $10,000-20,000 more upfront compared to quality asphalt shingles. In return, you get a roof that lasts 2-3 times longer, saves $200-400 annually on energy costs, requires minimal maintenance, and likely increases your home’s resale value.
Over a 40-year period, these factors often result in metal roofing costing less than multiple asphalt roof replacements while delivering superior performance throughout. The exact payback period depends on energy prices, how long you own the home, and specific installation costs, but typically falls in the 15-20 year range.
For homeowners who can afford the initial investment and plan to stay in their homes long-term, metal roofing represents a sound financial decision beyond its performance benefits. For those selling within a few years or working with tighter budgets, quality asphalt roofing still makes practical sense.
The key is understanding your specific situation—your home’s characteristics, your financial priorities, and your long-term plans—and making the choice that aligns with those factors rather than following broad generalizations about which roofing material is “better.”
Frequently Asked Questions
How long does metal roofing actually last in Asheville’s climate?
Quality metal roofing systems typically last 40-70 years in Western North Carolina, significantly longer than asphalt shingles which need replacement every 15-25 years. The specific lifespan depends on the metal type, installation quality, and maintenance, but even at the low end, metal roofing outlasts traditional materials by decades.
Will a metal roof make my home louder during rainstorms?
Not with proper installation. When installed over adequate insulation and underlayment—which should be standard practice—metal roofs are no louder than asphalt shingle roofs during rain. Older homes with minimal attic insulation may experience more noise, but addressing insulation during installation solves this issue while also improving energy efficiency.
Does metal roofing increase home value in Asheville?
Yes, metal roofing generally increases property value and marketability. Studies show metal roofing recoups 60-85% of its cost at resale, with particularly strong appeal in Asheville’s market where buyers value longevity, energy efficiency, and low maintenance. A newer metal roof also eliminates a major concern for buyers who would otherwise face a reroofing expense within several years.
How much can I save on energy bills with a metal roof?
Most Asheville homeowners see cooling cost reductions of 10-25% during summer months due to metal roofing’s reflective properties. For a typical home spending $150-200 monthly on summer air conditioning, this translates to $180-600 in annual savings. Over a 40-year roof lifespan, accumulated energy savings can reach $7,200-24,000, offsetting a significant portion of the initial cost premium.
Is metal roofing worth it if I plan to sell my home within 10 years?
The financial case for metal roofing weakens for shorter ownership periods since you won’t capture the full longevity and energy savings benefits. However, metal roofing can still add market appeal and may help your home sell faster or command a slightly higher price. If your current roof needs immediate replacement, the choice becomes clearer—paying for an asphalt roof you’ll barely use before selling isn’t ideal either. Consider your specific situation, including current roof condition, market conditions, and expected sale price range.