Project Overview
The Mitchell family contacted us from their waterfront home at 847 Island Way in Island Estates, Clearwater. Their 18-year-old architectural shingle roof had sustained progressive salt air degradation typical of coastal Pinellas County properties. After Hurricane Idalia (2023), they decided to upgrade to a permanent metal roofing solution that would withstand future storms and eliminate the need for roof replacement every 15-20 years.
During our initial inspection, we found significant granule loss from salt exposure, early edge curling on south-facing slopes, and deteriorating sealant on pipe penetrations. The homeowners were tired of constant maintenance and wanted a lifetime roofing solution. Given their location just 800 feet from the Intracoastal Waterway, we recommended a standing seam metal roof with marine-grade Galvalume coating for maximum corrosion resistance.
The family was planning to age in place in this home and viewed the metal roof as a long-term investment that would also improve home value and reduce insurance premiums through the fortified roof discount program.
Scope of Work
Tear-Off & Preparation
- Removed existing architectural shingles (single layer)
- Inspected all 7/16” OSB roof decking - found excellent condition (no replacement needed)
- Reinforced 4 rafter connections per engineer specification for metal roof wind uplift loads
- Installed temporary roof protection during multi-day installation
Installation
- Underlayment: Sharkskin Ultra SA fully-adhered synthetic underlayment (premium waterproofing for coastal applications)
- Decking Prep: Installed purlins (1x4 treated lumber) at 24” on center for metal panel attachment
- Metal Panels: 16” wide standing seam Galvalume .032 thickness (26 gauge)
- Fastening System: Concealed clip system - no exposed fasteners, allows thermal expansion/contraction
- Ridge Cap: Matching Galvalume ridge cap with continuous ventilation
- Flashing: All custom-fabricated metal flashing (valleys, eaves, rakes, walls)
- Pipe Boots: Metal retrofit pipe flashings (eliminates rubber boot failures)
- Gutter Integration: Modified existing 6” gutters with new metal drip edge interface
Special Coastal Requirements
- All fasteners: 316 stainless steel (superior corrosion resistance vs. standard galvanized)
- Panel clips rated for 170 mph wind speeds (Miami-Dade approved system)
- Engineered layout to minimize panel expansion issues in high heat
- Salt-spray resistant sealants at all penetrations
Challenges & Solutions
Challenge 1: Salt Air Corrosion Prevention
Problem: Island Estates is in direct salt spray zone from Intracoastal Waterway. Standard fasteners would corrode within years.
Solution: We upgraded all fasteners to marine-grade 316 stainless steel, which costs 40% more than standard fasteners but will last the lifetime of the roof. We also used Galvalume-coated metal instead of bare aluminum, which provides superior saltwater resistance through its zinc-aluminum alloy coating.
Challenge 2: Working Over Occupied Home
Problem: The Mitchell family had elderly parents visiting and couldn’t relocate during construction. Metal installation is loud and takes 3 days vs. 2 days for shingles.
Solution: We coordinated a detailed daily schedule with the homeowners. Loudest work (tear-off, purlin installation) was completed on Day 1 between 9am-3pm. Metal panel installation (Days 2-3) is much quieter. We provided 24-hour advance notice before each phase and worked around their schedule for medical appointments.
Challenge 3: Precise Panel Measurement
Problem: Standing seam metal requires factory-cut panels measured to exact roof dimensions. Any measurement error would require re-ordering panels with week+ delay.
Solution: Our lead installer has 15 years metal roofing experience. We used laser measuring tools and created a detailed CAD drawing of all roof planes. Panels were custom-fabricated to within 1/16” tolerance. All panels fit perfectly on first attempt with zero re-orders.
Challenge 4: HOA Architectural Review
Problem: Island Estates HOA requires architectural committee approval for major exterior changes. Metal roofs sometimes face resistance in traditional shingle neighborhoods.
Solution: We prepared a comprehensive presentation showing modern standing seam aesthetics (not “barn metal”), energy efficiency benefits, and examples of 3 other metal roofs we’d installed in Island Estates. We included wind resistance data and highlighted that metal roofs are becoming preferred in coastal areas. Approval granted in 12 days.
Timeline
Pre-Construction (Week 1):
- HOA architectural application submitted with photos and material specs
- Permits pulled with Pinellas County (metal roof requires engineered wind calculations)
- Metal panels ordered from manufacturer (10-day fabrication lead time)
Day 1 (Thursday) - Tear-Off & Deck Prep:
- 8:00 AM: Crew arrived with safety equipment, dumpster, material staging
- 8:30 AM: Began shingle tear-off (completed by noon)
- 12:00 PM: Lunch break, homeowner review of exposed decking
- 1:00 PM: Installed Sharkskin Ultra SA underlayment (fully adhered)
- 3:00 PM: Installed purlin system for metal panel attachment
- 4:30 PM: Final deck inspection, cleanup
- 5:00 PM: Wrapped work area (roof fully weatherproof with underlayment)
Day 2 (Friday) - Metal Panel Installation Begins:
- 8:00 AM: Metal panels delivered to job site via flatbed truck
- 8:30 AM: Installed starter clips along eaves
- 9:00 AM: Began installing metal panels from left rake to right
- 12:00 PM: Lunch break (50% of panels installed)
- 1:00 PM: Continued panel installation
- 4:30 PM: 85% of panels complete, installed temporary ridge protection
- 5:00 PM: Cleanup, panels secured
Day 3 (Saturday) - Completion:
- 8:00 AM: Installed remaining metal panels
- 10:00 AM: Installed ridge cap with ventilation
- 11:30 AM: Installed all custom metal flashing (valleys, walls, rakes)
- 1:00 PM: Installed metal pipe boot flashings
- 2:30 PM: Modified gutter connections with new drip edge
- 3:30 PM: Final cleanup - magnetic roller around property
- 4:00 PM: Homeowner walkthrough and education on metal roof maintenance
- 4:30 PM: Scheduled county final inspection
Week Following:
- Pinellas County inspection passed (Tuesday)
- Dumpster removed
- Contacted homeowner’s insurance for fortified roof discount documentation
Results
Inspection & Code Compliance
Pinellas County building inspector passed the installation on first attempt, noting the quality of the concealed fastener system and proper flashing details. Inspector specifically commented that this was “one of the cleanest metal roof installations” he’d seen, with excellent attention to coastal wind requirements.
Permit closed successfully with engineered wind load calculations approved.
Homeowner Satisfaction
Mr. Mitchell (homeowner):
“After living through multiple hurricanes with anxiety about our old shingle roof, the metal roof gives us complete peace of mind. The standing seam design looks modern and elegant, and we love knowing this roof will last 50+ years. The crew was incredibly professional and worked around our schedule perfectly. Rain Right explained every step of the process and the installation was flawless.”
Insurance Savings: The Mitchell family qualified for a 15% insurance premium reduction through their carrier’s fortified roof discount program. Annual savings: $620/year, which will offset the higher initial cost of metal over 15-20 years.
Warranty Coverage
- 50-year manufacturer warranty on Galvalume metal panels (paint and substrate)
- 15-year workmanship warranty from Rain Right Roofing
- Lifetime perforation warranty on Galvalume coating against rust-through
Performance Benefits
- Energy Efficiency: Metal roof reflects solar heat, reducing attic temperature by 20-30°F vs. dark shingles. Homeowner expects 10-15% cooling cost reduction.
- Hurricane Protection: 170 mph wind rating (vs. 130 mph on their old shingles)
- No Maintenance: Metal won’t rot, crack, or grow algae. No more 5-year shingle maintenance cycles.
- Fire Resistance: Class A fire rating (metal is non-combustible)
- Resale Value: Premium metal roof adds $15,000-25,000 to waterfront home value
Cost Breakdown
Total Investment: $35,400
Itemized:
-
Materials: $18,200
- Standing seam metal panels (Galvalume .032): $11,800
- Sharkskin Ultra SA underlayment: $2,100
- Purlin system (treated 1x4): $1,200
- Custom metal flashing & trim: $1,600
- 316 stainless fasteners & clips: $900
- Metal pipe boots & accessories: $600
-
Labor: $14,500
- 3-person crew × 3 days @ $1,600/day/person
- Specialized metal installation expertise
- Custom flashing fabrication
-
Engineering: $850
- Structural wind load calculations required for metal roof permit
- Stamped drawings by Florida PE
-
Permits: $600
- Pinellas County building permit + inspections
- HOA architectural review fee
-
Tear-Off & Disposal: $800
- Dumpster rental (20-yard): $450
- Labor for tear-off: $350
-
Insurance/Overhead: $450
- $2M general liability insurance allocation
- Workers compensation allocation
Why metal costs more: Metal roofing runs 2-3× the cost of architectural shingles but lasts 3-4× longer and requires zero maintenance. For coastal homeowners planning to stay long-term, metal provides superior lifecycle value plus insurance discounts and storm protection.
Photos
Before: 18-year-old weathered architectural shingles with visible granule loss and salt damage After: Sleek standing seam metal roof in natural Galvalume finish, modern clean lines
Materials Used
- Metal Panels: Standing Seam Galvalume .032 (26 gauge), 16” panel width
- Finish: Mill finish Galvalume (zinc-aluminum coating)
- Underlayment: Sharkskin Ultra SA fully-adhered synthetic
- Fastening: Concealed clip system, 316 stainless steel clips
- Flashing: Custom-fabricated Galvalume coil stock
- Ridge Vent: Continuous metal ridge vent with insect screen
- Pipe Boots: Retrofit metal pipe flashings (Perma-Boot style)
- Purlins: Treated 1x4 Southern Yellow Pine
Lessons Learned
What Went Well
- Precise panel measurements resulted in perfect fit, zero waste
- HOA approval process smoother than expected with proper documentation
- Weather cooperated (no rain during 3-day installation)
- Homeowner communication excellent - daily updates appreciated
Challenges Overcome
- Coordinated work schedule around homeowner’s needs (elderly guests)
- Navigated strict coastal building codes with engineer collaboration
- Educated HOA committee on modern metal roof aesthetics
Similar Projects in Clearwater Coastal Areas
If you’re in Island Estates, Clearwater Beach, Mandalay, or Harbor Oaks, we’ve completed 30+ metal roof installations in coastal Clearwater neighborhoods where salt air and hurricanes demand maximum durability.
Common coastal Clearwater considerations:
- Salt spray corrosion requires marine-grade materials
- Hurricane wind loads higher near water (170 mph vs. 140 mph inland)
- Insurance discounts for fortified roofing (metal, concrete tile)
- HOA approval for metal roofs in traditional shingle neighborhoods
- Long-term value for homeowners aging in place
Contact us for a free estimate on your coastal Clearwater metal roof.
Service Area
We serve all of Pinellas County and surrounding areas: