Commercial Metal Roof Repair | 2-Year Repair Warranty

For facility managers and building owners, a leaking metal roof is more than a maintenance ticket. It can affect operations, inventory, safety, and the condition of the building below.

Commercial metal roof repair should do more than stop water for the moment. It should address why the leak happened, including panel movement, open seams, loose fasteners, penetrations, rust, or previous repair areas.

Simon Roofing takes a repair-first approach. Our priority is to extend the life of your existing roof through targeted repairs, maintenance, and restoration when the roof condition supports it, helping facility teams avoid premature replacement whenever possible.

All work is performed by trained Simon Roofing-employed crews, not subcontractors. That gives your team clearer accountability, more consistent workmanship, and one partner responsible for the repair from evaluation through completion.

Whether the issue is an active leak, open seam, loose fastener, rusted panel, puncture, or recurring repair area, Simon Roofing tailors the repair approach to the condition of your metal roof and the operational needs of your facility.

Schedule a Metal Roof Evaluation

Common Signs a Commercial Metal Roof Needs Repair

Metal roof leaks often start at small failure points. If you’re seeing any of these issues, it may be time to schedule a professional roof inspection before the damage spreads.

Active Leaks and Water Staining

Drips, ceiling stains, or moisture below the roof assembly can point to failed seams, fasteners, flashings, or penetrations.

Ceiling water stains inside a commercial facility caused by a roof leak

Loose or Backed-Out Fasteners

Roof movement and washer deterioration can create gaps that allow water intrusion.

fastener issues

Seam Separation

Vertical and horizontal seam gaps can allow wind-driven rain to enter the roof assembly.

open lapping in roof panels

Surface Rust or Oxidation

Early rust, flaking, or pinholes can weaken panels, coatings, and long-term roof performance.

rusted panels

Panel Deflection or Oil Canning

Foot traffic, equipment work, or thermal stress can create low spots where water collects.

panel deflection

Deteriorated Sealant at Penetrations

Aging or rigid sealants can crack, pull away from the metal, and expose vulnerable roof details.

roof panel movement

Not sure what’s causing the leak? Simon Roofing can evaluate the roof condition and determine whether targeted repair, restoration, or replacement planning is the right next step.

Why Metal Roof Leak Repairs Fail

Commercial metal roofs are durable, but they have one characteristic that makes them difficult to repair: they move. Metal panels expand and contract as temperatures change, placing constant stress on seams, fasteners, penetrations, and previous repair areas.

When a metal roof leak repair is completed with rigid materials, such as standard caulk or asphalt-based products, the repair may crack, pull away, or fail prematurely. These materials are not designed to flex with the metal panels as they move.

Seams are especially vulnerable. Metal roof leaks at seams often return when repairs only cover the visible gap without reinforcing the detail or addressing the movement behind the failure. Other causes of recurring leaks include poor surface preparation, sealing over wet or dirty areas, overlooking vertical seam issues, and failing to reinforce high-movement details.

Standing seam metal roof repair requires a more detailed approach because fasteners are often concealed and leak sources are not always obvious. Simon Roofing uses flexible, compatible repair methods designed for metal roof movement, helping facility teams reduce repeat leaks, service calls, and ongoing repair costs.

Common Standing Seam Metal Roof Repairs

Standing seam metal roof repair often requires attention to seams, fasteners, penetrations, rust, and panel movement. Simon Roofing evaluates the source of the leak before recommending the right repair approach.

Seam Reinforcement

Reinforcing vertical and horizontal seams with flexible, reinforced materials designed to move with the metal panels.

Fastener Repair

Identifying loose, backed-out, concealed, or failing fasteners and addressing them before they create new leak points.

Penetration Detailing

Repairing curbs, flashings, transitions, and other roof penetrations where movement and weather exposure can lead to leaks.

Rust Treatment and Sealing

Treating rusted areas, preparing the surface, and sealing vulnerable spots to help prevent further deterioration.

Panel Damage Repair

Addressing dents, deflection, punctures, or low areas where water can collect and create recurring leak issues

Standing seam metal roof repairs require more than covering the visible leak.

Proper preparation, flexible materials, and reinforced details help address the movement that causes many repairs to fail.

This before-and-after example shows failed seam repairs and staining before Simon Roofing reinforced the seam areas with flexible, liquid-applied waterproofing.

Before: Failed standing seam repair with deterioration along roof seams

After: Reinforced standing seam metal roof repair with liquid-applied waterproofing

The Simon Roofing Approach to Metal Repairs

Simon Roofing does not use one-size-fits-all fixes. Every metal roof repair starts with the condition of the roof, the source of the leak, and the operational needs of the facility.

Proper preparation

Our crews clean and prepare the metal surface before applying repair materials. We do not install new materials over old, failing repairs when the existing surface will prevent proper adhesion.

Flexible repair materials

We use high-performance, liquid-applied materials designed for metal roof movement. These materials help repairs flex with the roof instead of cracking, pulling loose, or failing prematurely.

Trained Simon Roofing-employed crews

Repairs are completed by crews employed directly by Simon Roofing, not subcontractors. This gives your team clearer accountability and more consistent workmanship from evaluation through completion.

National coverage

Simon Roofing provides commercial metal roof repair support for facilities across the country, including single-site buildings and multi-site portfolios.

Diagnosing Commercial Metal Roof Leaks

Finding the source of a metal roof leak requires more than checking the obvious damage. Simon Roofing evaluates the roof condition, leak history, and common failure points to identify what is allowing water into the building.

Vertical and horizontal seams: Horizontal seams may show visible lifting, but vertical seams can also allow wind-driven rain to enter the roof assembly. Simon Roofing evaluates both seam types before recommending a repair approach.
Fastener back-out: Over time, fasteners can loosen and rubber washers can deteriorate. We identify fasteners that need to be replaced, sealed, or addressed as part of the repair scope.
Panel deflection: Foot traffic, equipment work, or thermal stress can create dents, creases, or low areas where water collects. These conditions can contribute to recurring leaks if they are not addressed.
Surface rust: Rust should be evaluated before it spreads or leads to scaling, pinholes, or panel deterioration. Addressing rust early can help determine whether targeted repair is enough or whether restoration should be considered.

When to Repair vs. Restore a Metal Roof

Deciding between metal roof repair, restoration, and replacement depends on the roof’s condition, leak history, and long-term solutions for the facility.

Repair

Best for isolated leaks at seams, fasteners, flashings, and penetrations on roofs with generally sound panels. Simon Roofing repairs are completed by trained Simon Roofing-employed crews and backed by our two-year repair warranty.

Restoration

A strong option when leaks are frequent or widespread, but the existing metal roof is still a viable candidate for life extension. Depending on roof condition and scope, restoration options may include a 5, 10, or 20-year single-source warranty.

Explore Metal Restoration

Replacement

May be necessary when panels are structurally compromised, corrosion is advanced, moisture has affected the roof assembly, or continued repairs can no longer provide reliable performance.

Explore Metal Replacement

Color-Matched Metal Roof Repairs That Blend In

Commercial metal roofs are often a visible part of a building’s exterior. On green, bronze, or other colored metal panels, a standard white repair patch can stand out from the rest of the roof.

Simon Roofing uses Wite Brite Colors to provide custom-colored waterproofing for metal roof repairs. By blending color pigments with high-performance coatings, we can help match the existing roof color so repairs remain watertight and visually integrated.

Schedule a Metal Roof Repair Evaluation

Do not let a small leak turn into a larger roof issue. Contact Simon Roofing today to have your metal roof evaluated by a trained Simon Roofing technician.

We will identify the source of the leak, review the condition of your roof, and recommend the right next step, whether that is targeted repair, restoration planning, or replacement when necessary.

Schedule A Metal Roof Evaluation