Metal Roofing in Arlington, VA: Standing Seam and Screw-Down for Older Homes

Metal has been on Arlington roofs for a long time, and the county's own district notes mention it. This page is about which panels fit which houses, and the review a historic address may need first.

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Metal Is Not New to Arlington Roofs

The county's description of the Maywood Historic District says some of its Queen Anne houses have pressed-metal shingles on the roof. The district runs roughly from Lorcom Lane south to Langston Boulevard, which used to be called Lee Highway, and from North Nelson Street east to Interstate 66. It holds nearly 300 buildings from 1909 to 1941, in Queen Anne, Colonial Revival, Craftsman and Tudor Revival styles with gable roofs and mature trees.

Elsewhere the older stock is the same kind of house in a different setting: Cape Cods and Craftsman bungalows in Cherrydale, a streetcar suburb after 1904, and Cape Cods and Sears kit houses in Lyon Village, begun in 1923. A pitched house is where metal panels belong, so most of this page is about those roofs.

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Six Steps Before Metal Goes on an Arlington House

  1. Find out what kind of address you have. Maywood is the one residential neighborhood that is a Local Historic District. The other well-known neighborhoods, such as Lyon Village and Cherrydale, are National Register listings that the county calls honorific.
  2. Read the association papers, if there are any. Check with your homeowner association or condominium board before any panel is ordered.
  3. Measure the slope. One maker's screw-down panel needs at least 3:12. The code floor for standing seam is a quarter inch of fall per foot, but individual products set their own minimums, and the product's published minimum rules.
  4. Look at what is under the old covering. Metal panels go over solid or spaced sheathing, so rotted boards are replaced first. Replacing more than 256 square feet of decking changes the permit answer.
  5. Pick the panel type. Concealed clips or visible screws, which is a trade between a clean look and how much upkeep you accept.
  6. Plan the upkeep. Panels move with temperature, and in screw-down systems that movement can loosen fasteners and age the washers over time. Someone should check them.

If the House Is in Maywood

A Certificate of Appropriateness covers exterior alterations in a Local Historic District, with an exception for routine maintenance, repairs and replacements using the same materials. That wording points to a like-for-like replacement being exempt and a change of material needing review, so ask the Historic Preservation staff first. Applications are filed online through Permit Arlington by 5 p.m. on a monthly filing date, usually the penultimate Wednesday, and reviewed the following month.

Maywood has its own design guidelines, so ask Historic Preservation how they apply to roofing before you settle on a panel. The state building code adds its own line: in a locally designated historic district a building official may require a permit for replacement roofing. Maywood's trees matter too, since any tree over 15 inches across affected by the work goes on the site plan.

Architectural shingle roof with standing seam metal porch roofs

Everywhere Else in the County

Arlington County issues the permits, not Fairfax County. Its residential roof table says replacing the covering with no change to the decking needs no permit, and neither does replacing less than 256 square feet of decking. More than 256 square feet needs one. A townhouse whose original fire-retardant-treated lumber was required by code needs a permit regardless, so confirm the scope with the county's Inspection Services Division before work starts. Outside a historic district, panel choice is up to the owner.

Metal is the wrong choice in a few cases: a roof whose slope is below the panel's minimum, a building where the association bans it, a historic address where the review does not approve a change of material, and a house whose owner wants no fastener upkeep and is looking at screw-down panels. Flat roofs on additions belong with the membranes, such as EPDM, TPO or PVC.

Two Metal Roofs We Would Scope

A Cape Cod in Cherrydale with two dormers

The asphalt shingles are worn, and the main roof is about 28 by 36 feet with a steep slope. We would walk the deck, replace any soft sheathing and propose standing seam panels on concealed clips, with the dormer cheeks and valleys shown in the layout. Because the shingles come off with no decking change, the county's table points to no permit, and we would still confirm before starting. The owner sees a panel sample, a layout drawing and a short written note on gutter clearance.

A detached garage with a modest pitch

The garage is about 20 by 24 feet, and the old shingles are curling. Screw-down panels are the economical option, but only if the slope clears the maker's minimum of 3:12, so we would measure first. If it is shallower, we would say metal in that form is out and discuss other coverings. If it clears, we would use gasketed screws and leave the owner a short checklist of what to look for each spring.

Reading the Fine Print on Panels

Metal comes as formed steel, often with an aluminum-zinc coating, or as aluminum, copper or zinc. Steel panels run in 24, 26 and 29 gauge. Coatings and substrate carry separate warranties, which the FAQ below explains. A finish warranty is not a service life.

For nearby pages, see our metal roofing pages for Alexandria, Falls Church and McLean. For background reading, standing seam metal roofing and the metal roofing screws guide cover the details.

Dark architectural shingle roof on a brick colonial, seen from above

Frequently Asked Questions

If my Maywood house has shingles now, can I switch to metal without county review?

Probably not. The county says a Certificate of Appropriateness is required for exterior alterations in a Local Historic District, except routine maintenance, repairs and replacements using the same materials. Shingles to metal changes the material, which points to a Certificate of Appropriateness being needed. The county's wording is general rather than roofing-specific, so ask Historic Preservation at 703-228-3838 before you choose a panel. The state code also lets a building official require a permit for replacement roofing in a historic district.

What should I ask a roofer before ordering metal panels?

Ask which panel profile and gauge are proposed, how the panels are attached, what goes under them, and how flashings at chimneys and walls will be handled. Ask to read the manufacturer's finish warranty terms before you sign. A clear written scope for those items makes quotes easy to compare.

How do I tell standing seam from screw-down panels, and which suits a dormer?

Standing seam has raised seams and hides its clips and fasteners underneath. Screw-down panels are fastened through the face with gasketed screws, so you can see the heads. Small dormer roofs often suit standing seam because there are no exposed screws to inspect, though it depends on the slope and the maker's minimum. Screw-down is the economical option for garages and sheds, with fasteners that need checking over the years.

Will hail dent a standing seam panel, and will my insurer care?

One maker lists a UL 2218 Class 4 impact rating for its panels, but that is a functional lab test about whether the panel holds up, not whether it dents. Cosmetic denting is a separate question, and how insurers treat it varies by policy. The National Weather Service starts its severe thunderstorm category at 1.00 inch hail. We document damage with photos for your claim, and the decision is between you and your insurer.

What do the separate finish and substrate warranties on metal panels cover?

Makers split coverage in layers. One maker's Galvalume steel carries a 25 year substrate warranty against corrosion, its painted finishes carry terms from 15 to 35 years depending on the coating line, and a separate weathertightness warranty can require specific installation, such as mechanical seaming. A manufacturer warranty may be available depending on the system, and we put whatever terms apply in writing before work starts.

Related Services

Thinking About Metal for Your House?

Tell us the neighborhood, the pitch if you know it and what the roof is made of now. We will check whether review applies and talk through panel options. Phone (571) 453-6515.

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