Lifetime Construction Builders installs exposed-fastener and standing seam steel roofs from its Pullman office, family owned and roofing since 2009. Most homes run $16,000 to $28,000 for exposed-fastener steel and $24,000 to $42,000 for standing seam. The inspection and written estimate are free, and every installation carries its lifetime transferable warranty.
What a metal roof has to handle in Michigan winters and storms
The snow belt along Lake Michigan in southwest Michigan gets more than 100 inches of snow a year, and Bloomingdale averages 98 inches, according to Michigan State University. The National Weather Service in Grand Rapids says north winds bring the heaviest lake-effect snow to Allegan and Van Buren counties.
Snow, wind, and hail on record where we work
Ottawa CountyHail up to 2.75 inches
South Haven74 mph gust at the airport
KalamazooHail up to 2 inches
Allegan County1.5 to 2.5 feet of snow
Allegan CountyHail up to 2 inches
Holland79 mph gust at the airport
Bangor2 feet of lake-effect snow, and 22 inches at Grand Junction
Loose, backed-out, or missing screws, and cracked washers
Leaks where panels overlap, or around vents, pipes, and chimneys
Wavy flat panels (oil canning) or seams pulling apart
Signs it's time to switch from shingles to metal
An aging shingle roof that's due for replacement
Repeated hail or wind claims on the same roof
Your insurer pressing you about the roof's age
A metal roof sheds snow all at once, and hundreds of pounds can slide onto a doorway, a parked car, or the gutter.
A metal-roofed woodshed in the snow
Snow guards hold that snow on the roof, so it melts or comes down a little at a time instead of in one slide.
Ice dams form when attic heat melts the snow and the water refreezes at the eaves, the coldest part of the roof, MSU Extension explains. That's why ice-and-water shield goes along the eaves under the panels. MSU Extension adds that attic insulation and venting keep the roof cold enough to limit ice dams.
Metal roofing: the first four answers
What homeowners ask first when they call about a metal roof.
How much does a metal roof cost in Michigan?
With Lifetime Construction Builders, exposed-fastener steel runs $900 to $1,150 per 100 square feet, or $16,000 to $28,000 on most homes. Standing seam steel runs $1,300 to $1,650 per 100 square feet, or $24,000 to $42,000 on most homes.
How long does a metal roof last?
The Metal Roofing Alliance puts a metal roof at 40 to 60 years or more, two to three times an asphalt roof. Lifetime Construction Builders backs the installation with its lifetime transferable warranty, and the panel maker's finish warranty covers the paint.
Is a metal roof loud when it rains?
Not over a solid roof deck. With underlayment, an attic, and insulation below, metal is about as quiet as asphalt, around 50 decibels indoors, Metalcon reports. Lifetime Construction Builders lays approved underlayment under the panels. The loud reputation comes from barns, where panels sit on open wood strips.
Will the price go up after you give me an estimate?
No. Lifetime Construction Builders puts the price in a written estimate after the free inspection, and that price doesn't change. Financing available, ask Luis. Military customers get 5% off.
A roofer who goes quiet after a problem is the complaint we read most in West Michigan roofing reviews. Luis, our regional manager, is your contact from the free inspection to the cleanup. We're rated 4.9 out of 5 on Google.
Iam highly impressed,satisfied and happy with their service.Their workers are well trained and worked very hard on my roof. I highly recommend LIFETIME CONSTRUCTION BUILDERS LLC.
Carlos B. Google review
“I strongly recommend Lifetime Construction Builders. Completely professional, from the director to the outstanding men who performed the task. The concern and craftsmanship throughout were exceptional. Everything went off without a hitch or any significant delays. If necessary, we will use Lifetime Construction in the future!”
Shannon B. Google review
“The team at Lifetime Construction completed the job in a remarkably fast time frame without compromising on the craftsmanship. I appreciate their dedication to delivering excellent results promptly. Overall, I'm satisfied with their efficiency and the overall quality of their work.”
Metal roof installation, from the first call to the nail sweep
Every metal roof we install follows these six steps.
1
Call, and a real person answers
Call (616) 360-2522, day or night. Tell us your town, your roof, and whether you're leaning toward standing seam or exposed-fastener steel.
2
A free inspection and a written estimate
We look over the roof's pitch, its valleys and chimneys, and the old roofing that has to come off. Your written estimate spells out the specification (the panel type and gauge, and the finish) and the price.
The crew strips the old roof where the estimate calls for a tear-off. Approved underlayment goes over the roof deck, with ice-and-water shield along the eaves.
4
Panels, trim, and flashing
The crew sets the steel panels, then fits the trim and the flashing. Flashing seals each penetration, a place where a chimney, vent, or pipe comes through the roof.
5
Snow guards where they're needed
Guards go where sliding snow would do harm: above doors, walkways, gas meters, lower roofs, and gutters. On standing seam, clamp-on guards can grip the raised seams without a hole through the panel.
6
Cleanup and a nail sweep
Before the crew leaves, they haul the old roofing away, clean up, and sweep the yard for nails.
Standing seam costs more than exposed-fastener steel. Its fasteners hide under the raised seams, and its panels usually run a heavier gauge.
We price every metal roof in Michigan by the square foot of roof, not of the house. A 2,000 square foot home has 2,000 square feet of floor, and its roof area is measured separately.
Exposed-fastener steel$16,000–$28,000Most homes; $900 to $1,150 per 100 sq ft; 3 to 5 days
Standing seam steel$24,000–$42,000Most homes; $1,300 to $1,650 per 100 sq ft; 3 to 7 days
Inspection and written estimateFreeBefore any work starts
What moves the price
Panel type and gauge
The finish
Roof pitch and how cut-up the roof is
Tear-off of the old roof
Included: panels, trim, flashing, approved underlayment, ice-and-water shield at the eaves, snow guards where needed, and cleanup. Financing available, ask Luis. 5% military discount. We take credit card, check, or cash.
Standing seam, exposed-fastener steel, or Atlas asphalt shingles
These are the two metal roofs we install, next to the Atlas shingle roof most homeowners compare them with on cost and durability.
Standing seam steel
A standing seam metal roof has panels that lock together at raised seams, with the clips and fasteners hidden underneath. It's the metal roof that looks at home on a house rather than a barn, which is why homeowners pick it for curb appeal.
Seams
Snap-lock, usually on a 3:12 pitch or steeper; mechanical-lock, folded shut by machine, on pitches down to about 2:12
Gauge
Usually 24, sometimes 26
Finish
PVDF (Kynar 500) paint resists fading and chalking best; SMP paint costs less
Exposed-fastener steel
The ribbed panel profile, often called R-panel, is screwed through the face with rubber-washered screws, and 26 gauge is the common choice on houses. Every screw is a hole through the roof, so the routine maintenance is a check or re-screw every 10 to 15 years.
Shingles cost less up front: most homes run $11,000 to $22,000 with Atlas architectural shingles. We're an Atlas Preferred Contractor and an Atlas Pinnacle Pristine Authorized Installer.
The higher first cost. Metal can also take cosmetic hail dents, exposed screws age, and flat panels can show oil canning, a waviness in the metal. Lifetime Construction Builders installs both standing seam, which hides its fasteners, and exposed-fastener steel.
Will hail dent a metal roof?
It can. A Class 4 impact rating (UL 2218 or FM 4473) means a panel didn't crack or rupture in testing, not that it won't dent. Some insurers discount standing seam and others exclude cosmetic damage on metal, so ask yours. Lifetime Construction Builders installs standing seam and exposed-fastener steel, so you can ask your insurer about either.
Does a metal roof attract lightning?
No. Lightning strikes the highest point, not metal, and a metal roof won't burn, Metalcon notes. Lifetime Construction Builders has installed roofs since 2009 and works from its office at 605 56th Street in Pullman.
Who do I call if my new metal roof leaks?
Call (616) 360-2522 any time; a real person answers 24/7. Luis, the Lifetime Construction Builders regional manager, is your contact in Michigan, and a leak in our installation falls under our lifetime transferable warranty.
Is Lifetime Construction Builders licensed in Michigan?
Yes. Lifetime Construction Builders holds Michigan license 252400088, which you can check with LARA. We carry $1M general liability and $2M workers' comp insurance, and we're a BBB Accredited Business.
Metal roofing contractor for Southwest Michigan
Our office is at 605 56th Street in Pullman. We install metal roofs in Pullman and the eleven towns below.
Tell us your town and a little about your roof, and we'll call you back to set up your free inspection and written estimate. To talk first, visit our contact page.
