Why investing in older metal buildings is gaining new momentum

By Jesse Sanchez. 

With millions of aging metal-roofed structures nationwide, strategic retrofits are reshaping value, resilience and long-term performance. 

For many owners who built metal facilities in the 1970s and 1980s, the priority at that time was affordability. These buildings were designed to provide what was often described as “shade and shelter,” allowing businesses to operate at the lowest possible cost. According to Roof Hugger, LLC President Dale Nelson, maintenance was rarely the focus as owners concentrated on staying afloat and navigating economic cycles. Today, those same buildings are often paid off, but they are increasingly out of step with modern codes, efficiency standards and operational expectations. 

That disconnect has created a new opportunity. Updated zoning requirements, stricter building codes and rising impact fees have significantly increased the cost of new construction. As Dale put it, “They don’t build them like that anymore.” With more than 1.6 billion square meters of metal-roofed buildings now between 20 and 50 years old, reinvestment has become an attractive alternative to starting from scratch. 

The most effective place to begin is the roof. Many early metal buildings relied on screw-down roof systems that paired 30-year panels with fasteners that often failed much sooner. These roofs are easily recognized by rows of exposed fasteners across the surface. Retrofitting the roof establishes a stable foundation for broader improvements, allowing owners to transition to standing seam systems and secure longer-term finish and weather-tight warranties. 

Roof retrofits also open the door to structural and financial benefits. Strengthening existing purlins can bring buildings into compliance with current codes, potentially lowering insurance costs while preparing the roof for future equipment such as solar. Dale also highlights the role of IRS Section 179 deductions and available energy credits in improving the return on investment. 

With the roof addressed, attention turns to wall openings. Older windows, overhead doors and personnel doors often fail to meet today’s performance standards. Modern replacements are engineered with reinforced components designed to reduce the risk of major structural damage. 

Finally, exterior upgrades can protect vulnerable lower wall areas and refresh curb appeal. Wainscot systems, entry enhancements and updated finishes help older buildings better reflect current branding or prepare them for resale. Together, these improvements can significantly extend a building’s useful life and reposition it as a durable, code-compliant asset. 

Learn more about how strategic retrofits can unlock the full potential of older metal buildings!