Older Metal Roof coatings?

I install metal roofs quite often and noticed that those buildings getting about 25+ years are starting to show their age with screws and washers loosening, rusting, leaks etc. However some people don't necessarily want or can afford a brand new replacement metal roof.

Just wondered if anyone has had experience with the coatings/paints that I see advertised for aging metal roofs?

It might add some years to the roof, I suppose, if it isn't actually rusting through but I would imagine the customer would want some kind of warranty.

Dick>>>

They do make a structural standing seam roof, 24Ga, and the cleats lift the roof 1/4" above the purloins. First time I ever stepped foot on one of them, I thought the decking had rotted out! :laugh:

(Yes, even on the commercial buildings, they are dime-store roofs.)>>>

+1 on the oversized fasteners. use a high quality grometted fastener that is one size larger than existing. One of the larger issues you will find is that the area under the existing and usually deteriorated grommet is so rusted that it will not seal properly or seal at all. Exposed fastener metal systems are the worst to repair. I have walked away from a bunch of those. Always a headache.>>>

Thanks for the advice......regarding replacing an exposed-screw panel with standing seam, I think the engineers who design these buildings would say removing and replacing the 2' or 3' panels on a roof where the panel lays right on a perlin with no plywood etc. as a sheathing, would compromise the integrity of the whole building. I'm talking about replacing them with a standing seam panel. Standing seam roofs are better as a roof but the building should be engineered for them so that it doesn't depend as much on the roof screws,clips and panels for overall strength of the structure.

Slightly off the subject, I admit but useful info I hope.>>>

Use oversize screws .They're called goof screws.>>>

I think you are kicking a DEAD horse! Once those roofs start to leak they will continue to leak and anything you put over them will be wasted. There is a reason that they make the standing seam roofs with the floating clips that allow for the movement of the panels. That is because the exposed fasteners LEAK! go figure. They are cheaper!>>>

Thanks Tinner, some good advice.

I should have said I was mostly talking about the commercial/industrial buildings that are getting older and have the exposed fasteners.

I've seen advertised outfits like TOPPS SEAL, INLAND RUBBER COATINGS, IQUID RUBBER (EPDM), etc. But I have no experience in application or possible problems with these kind of products. Thought maybe someone here might have sealed older metal roofs and could give some advice as to pros and cons of various products.

Thanks

Dick>>>

Not familiar with the dime-store metal roofs. I hear that you're supposed to remove the screws and re-install new ones one size up. As for coatings, I have even less lore to impart.>>>