Metal Building Re-Skin, Retrofit and Repair
Sound steel under a failing skin is the best deal in the metal building business. The frame of a pre-engineered building is often good for a very long time, while the panels around it fade, leak and loosen. Replacing the skin, or covering it, costs far less than tearing the building down and starting over, and the owner keeps the footprint, the permits and the operation.
The trick is knowing which problem you have. A building that leaks at a few fasteners needs repair. A roof that has lost its coating and rusted through needs recovering. A building whose frame has rusted at the base, or whose anchor bolts are corroded, needs an engineer before anyone talks about panels. We have seen all three, and the first step on every job is an honest inspection.
We repair, re-roof and re-skin metal buildings across Texas, including those we did not build. Our job is to tell you what the building needs, not to sell you the biggest scope.
Why Texas buildings need skins replaced
The weather is relentless. Dallas is described as prone to extreme weather, tornadoes and hailstorms, and the Lubbock tornado of May 11, 1970, rated F5, killed 26 people, injured more than 1,500 and damaged or destroyed 250 businesses. That was a long time ago, but the lesson holds: a metal skin takes the first hit from wind and hail, and over the years the cumulative damage adds up even when no single storm is memorable.
Water does damage of another kind. Hurricane Harvey brought more than 40 inches of rain across Jefferson County and flooded over 64,000 homes, with the northeast side of Beaumont among the hardest hit areas. Buildings that took on water need their lower wall panels, liners and insulation checked, even when the frame is fine. Our Beaumont work often starts with that kind of damage assessment.
Repair, recover or replace
There are three paths. Repair means finding the leaks and fixing them: replacing failed fasteners, resealing laps, rebuilding flashings and curbs. It is the cheapest option and the right one when the panels are sound. Recover means putting a new roof system over the old one, with sub-framing and new panels, and it avoids tear-off. Replace means stripping the old panels and starting over on the frame.
The choice turns on three things: the condition of the panels, the condition of the frame, and what the owner wants from the building in the next ten years. A new standing seam roof over a sound frame is a very good value. A roof with extensive corrosion and a sagging purlin line may need partial tear-off. We lay out each option in writing, with costs, so you can choose with open eyes.
What the retrofit scope covers
We begin with a condition assessment: walk the roof and the walls, check the frame at column bases and knee joints, look at bracing and anchor bolts, inspect the purlins and girts. We photograph what we find and mark it on a plan. If anything structural is in question, we bring in an engineer.
From there, the work typically includes new roof or wall panels, new trim and flashings, replacement of fasteners and sealants, upgraded insulation, new skylights or ridge vents and rebuilt gutters and downspouts. If you want a better interior, we can add liner panels and trim in the same project. For agricultural clients, a re-skin of a barn or equipment shed is a common request, and the agricultural building crews we coordinate handle those directly.
What drives a retrofit price
Access, roof size, slope and complexity set the base. A big, plain gable roof is cheap per square foot. A roof with many curbs, skylights, valleys and equipment is not. The condition of the existing structure sets the contingency: unknown rust or rotted framing found after tear-off means added work.
Timing matters too. Insurance claims after a storm often run on a deadline, and good documentation makes the claim go smoothly. We photograph damage and write up scope in plain terms so your adjuster and ours speak the same language. Where an upgrade makes sense, such as thicker insulation or a stronger panel gauge, we price it as a separate option. For owners with several buildings, we often propose phasing the work across budget years, starting with the worst roof.
Working over an occupied building
Most retrofit jobs happen above people who are still working. We protect them with netting, covered walkways and clear exclusion zones, and we schedule noisy or risky steps for off hours when we can. Roofs that have lost strength, or have fragile skylight panels, are hazards, so we mark and cover openings before anyone walks on them.
Older buildings sometimes contain materials that must be tested before they are disturbed, such as old sealants or coatings. We ask about the building's age and history, and we arrange testing where the situation calls for it. Fall protection, wind limits and tie-down of loose material are the same as on any new roof, and probably more important when the building is occupied below.
Keeping you operating
The goal is that you keep working. We stage materials away from your traffic, work in sections so only part of the roof is open at a time, and close each section the same day. If rain is forecast, we do not open more than we can dry in. Interior protection goes up where needed.
When the work is done we leave you with a short record: what was replaced, which products were used, and what to inspect each year. A roof or wall that is looked at annually lasts longer. For buildings where the frame still has years of useful life but the floor area is too small, we can pair the retrofit with a commercial metal building addition and finish both under one schedule. Owners of truck and equipment yards, including those in warehousing and distribution, find this approach convenient.
Get your building inspected
Send photos or tell us the building address, age and what is going wrong. We will inspect it, explain the options and give you a price for each, with no pressure to do more than you need.
Common Questions
How do I know if I need a repair or a full re-roof?
Have the roof inspected. If the panels are sound and leaks are at fasteners, laps or flashings, repair is the answer. If panels are rusted through, widely dented or coating has failed across the roof, recovering or replacing makes more sense.
Can new panels go over the old ones?
Often, yes. A recover system uses sub-framing on top of the old roof, then new panels over that. It saves tear-off and keeps the building dry, but the old roof has to be structurally sound and the frame has to carry the added weight. We check both.
Will my insurance cover storm damage?
That depends on your policy, and hail and wind often are covered, though deductibles and wording vary. We document damage with photos and a clear scope so your adjuster has what they need. We do not handle the claim, but we make it easier.
How long does a re-skin take?
A small building takes days and a large one takes weeks. Weather and panel lead time are the main variables. We give a schedule once we know the size and the scope.
Is the frame still good if the walls are rusted?
Often, yes, because wall panels and frames corrode at different rates. We check the column bases, knee joints and bracing. If something is wrong with the frame, we tell you before anything is bought.
