Metal Roof Leak Repair in Tempe: What to Know

By the Tempe Water Damage Pros team · Updated November 2026

What to do first

1. Put buckets or towels under active drips and move furniture, rugs and electronics out of the wet area.
2. If a ceiling is sagging or water is near light fixtures or outlets, keep everyone out of the room and shut off power only if you can reach the panel from a dry spot.
3. Do not climb onto a wet or hot metal roof. Panels can be slick after rain and very hot in the sun.
4. Take wide photos and short videos of the ceiling, walls and floor before anything is moved or thrown out.
5. Call your insurance company, then call to be connected with a local provider who can check for hidden moisture.

What does metal roof leak repair in Tempe involve?

Metal roof leak repair in Tempe means two jobs: finding and sealing the point where water gets through the roof, and then drying and repairing whatever got wet below it. Fixing only the roof can leave wet insulation and drywall behind, and drying only the inside means the next storm brings the water right back.

On the roof side, the work often involves replacing worn screws and washers, resealing seams, or redoing flashing around vents, skylights and walls. On the inside, it can include:

• Checking the ceiling and attic with moisture meters to see how far the water spread.
• Removing wet insulation or ceiling drywall that cannot dry in place.
• Drying the framing, walls and floors with air movers and dehumidifiers.

See our pages on roof and ceiling leak water damage and structural drying for more on the inside work.

Where do metal roofs usually leak?

Metal roofs usually leak at the joints and holes, not through the panels themselves. Water follows gravity and wind, so it finds the weakest connection point.

• Exposed fasteners: on screw-down panels, each screw has a rubber washer. Over time the washer cracks or the screw backs out, and water runs down the screw shank.
• Panel seams and laps: where two panels overlap, sealant can dry out or the overlap can loosen.
• Flashing: the metal trim at ridges, valleys, walls and edges can lift or separate.
• Roof penetrations: vent pipes, AC lines, skylights and rooftop units each need a sealed boot or curb.
• Rust spots: scratches or standing water can lead to rust that eventually opens a hole.

Because water can travel along a panel before it drips, the stain on your ceiling may be several feet away from the actual leak.

Why does heat make metal roof leaks worse in the Tempe area?

Metal expands when it heats up and shrinks when it cools, and in the Tempe area that cycle is extreme for much of the year. That constant movement can slowly loosen screws, stretch sealant and pull flashing away from where it should sit.

Phoenix Sky Harbor averages 111 days per year of 100°F or higher and 21 days per year of 110°F or higher, based on 1991-2020 normals. Panels that bake in the afternoon and cool at night move every single day. Rubber washers and sealants also break down faster in strong sun. A roof that held up fine for years can start to leak once those small parts wear out, which is why the first heavy storm after a long hot summer often reveals problems that were already there.

Which Tempe properties have metal roofs that leak?

Metal roofs show up on more than just houses. Each type of property tends to leak in its own way, and each puts something different at risk underneath.

• Homes with standing-seam or screw-down roofs: leaks often show as ceiling stains, wet insulation or drips around light fixtures.
• Patio covers and carports: leaks drip onto the slab, but water can also run back toward the house wall and soak into stucco or a door frame.
• Detached garages, shops and casitas: stored items, tools and drywall can get wet before anyone notices.
• Small commercial and warehouse buildings: large roof areas with many fasteners and rooftop units mean more possible entry points.
• Manufactured homes with metal roofs: seams along the length of the roof and around vents are common trouble spots.

Business owners can also read about commercial water damage restoration.

What are the signs of a metal roof leak inside my home?

The most common signs of a metal roof leak are brown stains on the ceiling, drips during rain, and a musty smell in a room or attic. Some leaks only show up during heavy, wind-driven rain, so damage can build quietly between storms.

• Rings or yellow-brown stains on the ceiling that grow after each storm.
• Peeling or bubbling paint near the top of a wall.
• Damp, flattened or stained insulation in the attic.
• Rusty streaks or water marks on the underside of the roof deck.
• A ceiling that feels soft or starts to sag.

Our guide to signs of hidden water damage covers more places to check.

What happens during the visit?

A local provider starts with an inspection. They look at where water is showing up inside, check the attic or ceiling space if it can be reached, and use moisture meters to find wet materials you cannot see. They will also ask what you know about the roof, such as when it leaks and whether it is a home, patio cover or other building.

Next, they explain your options in plain words. That might mean drying materials in place, removing wet insulation or drywall, or a mix of both, plus whether a roofing repair needs to happen first. You should receive a written quote before any work starts, so you can review it and share it with your insurance adjuster. Ask questions before you sign. See how it works for the full process.

Does insurance help with metal roof leak water damage?

It depends on your policy and on what caused the leak. Arizona's Department of Insurance and Financial Institutions (DIFI) says water damage not caused by a flood may be covered if it results from a sudden or accidental event, and that your policy spells out what is and is not covered.

Many policies treat sudden damage, like a storm tearing off flashing, differently from gradual leaks caused by worn parts. DIFI advises taking photos before any contractor shows up, calling your insurer or adjuster before calling a contractor, and keeping a log of dates, names and equipment used during drying. Nobody can promise coverage ahead of time. Read our insurance claim basics guide for more.

What should Tempe and East Valley metal roof owners know about local weather?

Most metal roof leaks in Tempe show up during monsoon storms, after dust storms with strong winds, or during the occasional heavy fall rain. The National Weather Service defines the monsoon as June 15 through September 30, and says flash floods are common in Arizona.

Wind is a big part of the problem for metal roofs. NWS says a Dust Storm Warning means visibilities of 1/4 mile or less, and that wind gusts of 40 to 60 mph are also likely. Gusts like that can lift loose panels, bend flashing and drive rain sideways under laps and trim.

Storms do not always end in September. NWS Phoenix reported that the October 12-13, 2025 storms produced several water rescues, street and highway closures and overflowing washes in the Phoenix metro, plus a water rescue in Apache Junction along Weekes Wash. After a long hot summer and a heavy storm like that, worn fasteners and seals are often what gives way. Property owners in Tempe, Mesa, Gilbert, Apache Junction and Queen Creek can call to be connected with a local provider.

Related pages

• Roof and Ceiling Leak Water Damage
• Structural Drying and Dehumidification
• Commercial Water Damage Restoration
• Water Damage Restoration in Gilbert