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The jump to steel is not such a simple decision. If you live in an area where there are large variations in temperature, there will be a lot of expansion and contraction. This causes nails or screws to loosen over time, requiring maintenance on the roof. We also had issues around flashing and vents where caulking would crack due to expansion and contraction....more maintenance.
On our first house we built, we pulled the metal and went to 40 year shingles after 5 years. We managed to sell the metal to a local contractor.
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OP says he'll be in the house ten years, maybe more? Go with a 20-year asphalt and leave the metal roof decision to the next guy!!
The low pitch is hard on the shingles, but a fresh, single layer install should last longer than 10 years. Second and third layers do not last as long as the first layer. I have a low pitch 2/12 roof with shingles, and we're on year 13 (single layer) and it's looking good. I do go up several times a year to clean off debris and moss--easy to walk that low pitch safely.
We asked our installer about a rubber roof because of the low pitch, and he said shingles would still last longer. IIRC, expense would be a wash in the end. Rubber roof is ugly on a pitched roof.
Tear-off does add to the expense, but it's a routine maneuver that a good roofing company will do pretty quickly and cleanly.
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We've had enough of shingle that just don't last. After much research, we're putting on a Metro stone coated steel roof next month.
They won't even take off the one layer of shingles, as the steel roof is installed over the existing roof.
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Thanks for the input gang.
My decision is clear as mud!
I think price will probably dictate.
I've got a gamey foot now so getting on the roof is an issue to clean it off, but hiring someone is not out of the question.
