Standing Seam Metal Roof Repair in Franktown, CO

Standing seam metal roofs are usually repaired rather than replaced, and this Franktown job is a good example: repair work on an existing long-span standing seam roof on a rural property, paired with new gutters, photographed in May 2023 with the contract recorded in June 2023. The owner paid for the work directly.

The problem

The roof in the photos is big and exposed. It sits on open Douglas County land with nothing to break the wind, and storms roll across the plains east of the Front Range. On a roof like this, the panels are rarely the first thing to go. The trouble points are the parts that hold things down or seal openings: ridge and trim, vent flashings and the fasteners on accessory pieces. The project scope recorded in our job file is roof repair plus gutters. The owner will confirm the specific repair items before this page is promoted.

Scope

• Roof: repairs to an existing standing seam metal roof, including the ridge line and vent area (second photo).
• Gutters: new gutters, which matter more than usual on a metal roof because water leaves the panels fast and in a sheet.
• Material: unpainted silver standing seam panels, left in place.
• Size and pitch: not recorded in the job file for this repair.

The process

1. Walk the ridge and trim. The ridge cap and its closures take the most wind on a long, open roof. We check fasteners, closures and sealant along the full length.
2. Check every penetration. Vents and pipes through metal need boots and flashing sized to the panel profile (second photo shows the ridge vent).
3. Look at the seams. Standing seams should be tight and continuous. Open or bent seams let wind-driven rain in.
4. Repair in kind. Matching trim and fasteners keeps the repair from becoming the next weak spot.
5. Gutters last. Gutters and downspouts are sized for the volume a metal roof sheds, and hung to stay clear of sliding snow where possible.
6. Permit check. Douglas County requires a permit beyond minor repairs (under one square needs none), and the contractor has to be registered with the county.

Timeline

Job photos in May 2023; contract recorded in June 2023. Repair work on an existing metal roof is usually measured in days, with material lead times setting the start date.

What this project shows about Franktown roofs

• Wind is the design load you notice. Douglas County ties shingle wind ratings and high-wind nailing to elevation, and on metal the same logic applies to trim and fasteners.
• Outbuildings count. The county’s roofing rules cover barns and shops, not just the house.
• Gutters and metal go together. A metal roof without gutters sends a lot of water to one line at the eave.

For local permit details, see our Franktown roofing guide. For panel types and costs, see metal roofing in the Denver area; for wind and hail damage, see Denver storm damage repair. Compare this job with our other recent projects.

Sources: Douglas County Building Division, Roofing Permit Application and FAQ; Douglas County, Contractor Registration; International Code Council, 2021 IRC Chapter 9 (Section R905.10, metal roof panels).

Photos From This Project

Photos are from this job, edited to remove addresses, faces and license plates. Locations are given by town or area only.

Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. Call our Denver office at (303) 209-0152; we respond the same business day.