Standing seam vs exposed fastener metal roof vs shingle: which is right for a Southwest Florida home?

All three of our roof prices cover the same basics. We tear off the old roof and haul it away. We put down synthetic underlayment and the secondary water barrier Florida code calls for. We also handle the permit, inspections and cleanup. The price gap comes from the roof covering itself and the labor to install it.

Architectural shingles cost the least to buy and go on the fastest (see our price below). Exposed fastener metal, such as 5V or corrugated panels, sits in the middle (see our price below). The panels are screwed straight through the face into the roof deck, which keeps install simpler. Standing seam costs the most (see our price below). Its panels lock together at raised seams and are held down with hidden clips or fasteners. That takes more custom fitting and more skilled labor.

Your own roof also moves the price inside each range. Size, pitch, the number of valleys and hips, skylights and vents all add work. Rotted decking found during tear-off adds time and material too. We price your roof after a site visit, not from a guess.

Both are metal and both come wind-rated in our installs. The big difference is where the screws are.

On an exposed fastener roof, you can see the screw heads on the panel surface. Each screw has a rubber washer that seals the hole. Over years of Florida sun and heat, those washers can dry out and screws can back out a little. That means the roof needs checking now and then, and some screws may need to be tightened or replaced. This style is common on porches, sheds, barns and homes where budget matters most.

On a standing seam roof, the fasteners are hidden under the panels. Nothing pokes through the face of the roof where water runs. The panels can also expand and contract in the heat without pulling on screws. You pay more up front, but there is less to look after over time. Many homeowners also like its clean, modern look.

Shingles are a fair choice if you want the lowest cost now or need to match your neighborhood. Ask your HOA about approved roof types before you choose.

Swapping one roof type for another is still a roof replacement. Our prices include the permit and inspections for every option.

In Lee County, the county building department says a roof permit is required to install, alter or replace a roof. That covers unincorporated Lee County. If your home is inside a city such as Fort Myers, the city usually issues the permit instead. The county's roof guide lists the steps: apply, receive the permit, pay fees, request inspections, then get final sign-off.

In Charlotte County, the permit office depends on your address. Inside Punta Gorda city limits, the city's Building Division handles it. Elsewhere, Charlotte County Community Development does. Charlotte County has a residential roof permit for replacing, repairing or re-covering a roof.

In Sarasota County, the county or a city may handle the permit, depending on where your home sits. In Charlotte and Sarasota, we confirm what is needed during the site visit.

Inspectors check that the underlayment, fastening and roof covering meet the Florida Building Code. Do not let anyone start a roof without a permit posted.

For a shingle roof, tear-off and new shingles usually take about 1 to 3 days on site. It can take longer if we find rotted roof decking, or if the roof is large or steep. From approval to done, expect about 2 to 4 weeks in total. Most of that time is waiting on permit review and weather.

Metal roofs follow the same overall steps: permit, tear-off, deck repair, underlayment, then the new covering and final inspection. Metal panels are often made or ordered to fit your roof, so material lead time can play a part. Standing seam needs more careful fitting at edges, valleys and walls than exposed fastener panels. We give you a timeline for your metal roof once we have measured it and checked material availability.

Rain is the main thing that pauses roof work in Southwest Florida. Summer afternoon storms can cut work days short. Once the old roof is off, we keep the deck covered with underlayment so your home stays dry between work days.

Picking by price alone. The cheapest roof today is not always the cheapest over the years you plan to stay. Think about how long you will own the home and how much upkeep you want.

Choosing exposed fastener metal and forgetting the screws. It is a solid roof, but the fasteners need checks over time. If you do not want to get on a ladder or pay for regular checks, standing seam may suit you better.

Skipping the HOA. Many communities limit roof types or colors. Get approval in writing before you sign a contract.

Ignoring the deck. Any roof is only as good as the wood under it. Rotted decking has to be fixed during tear-off, whatever covering you choose.

Forgetting about flood zone rules. If your home is in a FEMA high-risk flood zone and you are planning a bigger remodel along with the roof, the 50% rule in Lee and Charlotte counties may apply. Ask us how the total project cost could affect you.

Not asking your insurer. Roof type and age can affect your policy. Call your agent before you decide.