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If you drive around older neighborhoods in Nashville, Hendersonville, Gallatin, or the outskirts of Franklin, you will see a lot of classic rib or “barn-style” metal roofs on homes, garages, and barndominiums. Many of those roofs were installed with exposed fasteners: rows of screws with small washers that hold the panels down. When owners start to see leaks years later, the first question is simple: can we just replace the screws and keep the roof, or is this the beginning of the end? At The Metal Roofers, we have this conversation every week, and the answer depends on what those screws and washers are telling us about the rest of the roof.
This article explains why exposed-fastener metal roofs in Nashville often need screw and washer repair, how we decide when re-screwing is a smart investment, and when it is a sign that the entire roof system has reached the end of its realistic service life.
Classic rib and similar exposed-fastener panels were never a bad idea for Middle Tennessee on their own. When installed correctly, with proper slope, layout, and fastening patterns, they can serve simple rooflines for many years. The challenge is how our weather accelerates the aging of the screws and washers that hold everything together.
Nashville sees wide temperature swings, high humidity for much of the year, and sharp summer sun that bakes both metal and sealants. Every time the roof heats and cools, the panels expand and contract slightly along their length. The screws, which are driven through the metal into the deck or purlins, are asked to hold that movement in place. Over time, this motion can gently wallow out the holes or fatigue the washers that are meant to seal against the panel.
On top of that movement, UV light is constantly working on the rubber or EPDM washers beneath the screw heads. Cheaper “barn screws” with lower-grade washers tend to dry, crack, or flatten more quickly in our climate. Once that happens, water has a clear path along the shank of the screw, even if the metal panel itself still looks fine from the street.
When homeowners hear that “the screws are the problem,” it can sound like a dodge, but on exposed-fastener roofs it is often the simple truth. The metal panels may still have decent paint and little visible rust, yet leaks appear in ceilings or around fixtures after a hard Nashville rain. That is the point where we start looking very closely at the fasteners instead of assuming the panels are to blame.
On many older roofs around Davidson County and surrounding areas, we find a familiar pattern. Screws have backed out by a tiny amount, tilting slightly instead of sitting straight. Washers are compressed to the point that they look thin and brittle, or they have split on one side. The screw head may still look solid, but the seal is gone. Multiply that by a few thousand fasteners and you have a roof that can no longer keep up with wind-driven rain or slow standing water in valleys and at laps.
Another issue is how the original screws were set. Over-driven screws can crush washers and deform the metal around the hole, which weakens both seal and grip. Under-driven screws leave a gap that water can find in heavier storms. Either way, the roof may perform acceptably for a while and then suddenly begin to show its age all at once, especially after a strong season of storms.
When we arrive at a Nashville home with an exposed-fastener roof, we do not start by promising that a re-screw will “fix everything.” We start by asking what kind of life the rest of the system still has.
If the panels are thick enough, the coating is mostly intact, and the profile is appropriate for the slope, then screw and washer replacement can be a realistic way to extend the roof’s life. We pay close attention to panel laps, valley areas, and any signs of advanced rust. A roof where the fasteners are tired but the panels are structurally sound is a good candidate for targeted fastener work.
We also look beneath the metal whenever we can. Soft decking, heavy staining, or signs of long-term leaks in the attic can change the conversation quickly. If the deck has been compromised in several areas, or if underlayment has clearly failed across large sections, replacing screws alone becomes more of a bandage than a solution. In that case, we will say so plainly, even if it means talking about full replacement instead of a smaller repair.
Age and history matter too. A fifteen-year-old roof with its first leak is different from a thirty-year-old roof that has been patched several times. In the first case, screws and washers may be the only weak point. In the second, they are usually part of a wider pattern of wear that deserves more than one more round of patchwork.
When we do recommend screw and washer repair on a Nashville metal roof, the work is more involved than “run up there and tighten everything.” A proper re-screw has a plan, a pattern, and the right materials.
We typically replace older fasteners with high-quality ZAC-type screws that have corrosion-resistant heads and robust EPDM washers. These fasteners are designed for long-term exposure and are less likely to rust or snap under future movement. Working in sections, we remove old screws, confirm the condition of the substrate, and install new fasteners straight and snug without crushing the washer or deforming the panel.
During the process, we identify any panels that have shifted or oil-canned to the point that fastener lines no longer align cleanly. Those areas may need more attention than a simple one-for-one screw swap. Sometimes we add fasteners in specific locations to improve hold-down, based on the manufacturer’s recommended patterns and what we know about local wind in places like Mt. Juliet or open lots outside Murfreesboro.
From the ground, a homeowner might only see new screw heads and a roof that looks cleaner. Underfoot, the difference is in how solid the panels feel and how consistently they are tied back to the structure. That is what keeps water out when the next heavy system blows across Middle Tennessee.
There are clear limits to what screw and washer work can realistically accomplish, and part of our job is to draw that line honestly. If the profile used on the roof was never suitable for the slope, for example, no amount of fresh fasteners will turn it into a standing seam system. Water will still try to migrate under laps in slow drains or during wind-driven storms.
We also pay attention to interface details. If leaks are coming from poorly designed valleys, wall transitions, or chimney flashings, focusing only on the screws will miss the real cause. In those situations, we pair fastener work with new metal trim, underlayment upgrades in the affected areas, and a corrected layout that gives water a clean path off the roof.
Rust is another boundary. Light surface rust around some fasteners can be monitored and managed. Deep rust, flaking metal, or widespread loss of coating at cut edges and laps tells us the roof is near the end of its realistic life in our climate. Re-screwing a roof in that condition may buy a little time, but we will describe it as a temporary measure, not a long-term repair.
Screw and washer repairs are almost always less disruptive than full metal roof replacement, but they are still real construction projects. We need access to the roof, space to stage materials, and reasonable weather. On a single-story home with a straightforward layout, a systematic re-screw may be completed in a day or two. On taller, steeper roofs in older Nashville neighborhoods, the work can take longer simply because movement is slower and protection measures are more involved.
Costs vary with roof size, pitch, and complexity. A simple rectangle in Gallatin or parts of Mt. Juliet requires less labor per square foot than a cut-up roof with multiple ridges and valleys in Green Hills. We price these projects by looking at fastener counts, access, and any accompanying trim or flashing work that has to be done at the same time.
What you should expect, regardless of address, is a clear explanation of what the repair does and does not do for your roof. In our proposals, we spell out that screw and washer replacement is meant to extend the life of a roof that is otherwise in acceptable condition. If we have concerns about age, rust, or underlying structure, those concerns are written down as part of the conversation, not left between the lines.
Can I just have you tighten the existing screws instead of replacing them?
Tightening alone usually is not enough. If washers are cracked or flattened, tightening can make the seal worse by crushing what is left. Replacing aging screws and washers with modern fasteners is a more reliable fix.
Will re-screwing my metal roof stop all leaks?
If leaks are primarily caused by loose or failed fasteners and the rest of the system is sound, re-screwing can solve the problem. If leaks are coming from bad flashing details, low-slope design, or underlying deck issues, screw replacement is only part of the solution.
How often do exposed-fastener metal roofs in Nashville need new screws?
There is no single schedule, because roofs age differently based on sun exposure, pitch, and original material quality. Many of the roofs we re-screw are 12–20 years old. We look at condition, not just age, before recommending work.
Can I walk my own roof and replace screws myself?
For safety and performance reasons, we do not recommend homeowners attempt re-screwing their own metal roofs. Working at height on slick panels and setting fasteners incorrectly can create more problems than it solves. A professional assessment is safer and more effective.
If you have a classic rib or exposed-fastener metal roof in the Nashville area and are starting to see stains, drips, or loose screws, it does not automatically mean you need a full replacement. A thoughtful screw and washer repair can extend the life of the roof when the panels and deck still have solid years ahead of them. The key is knowing where your roof sits on that spectrum.
To find out whether your exposed-fastener roof is a good candidate for re-screwing or whether it is time to plan a full upgrade, request a Nashville metal roof assessment or call The Metal Roofers at (615) 649-5002.
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