Standing seam on Shady Shores homes
Shady Shores has been a town since 1960 and is still small, about 3,000 people on the west side of Lewisville Lake, with more of a rural streak than the rest of the Lake Cities. That shapes how standing seam gets used here:
- Full roofs on houses with long, simple roof planes, where one-piece panels from our roll formers run eave to ridge with no laps.
- The house and the detached garage or shop together, in the same panel and color, so the property reads as one place.
- Homes near the water, where hidden fasteners and no granules hold up well to wind and humidity when the edges are detailed for it.
- Porch roofs and accents on homes that keep a shingle main roof.
Thinking about R-panel for a shop or a lower-cost metal option? See metal roofing in Shady Shores for R-panel, PBR, stone-coated steel and outbuilding roofs.
Snap-lock or mechanically seamed?
| Snap-lock | Mechanically seamed | |
|---|---|---|
| How the seam closes | Panels snap together by hand | A seaming tool folds the seam closed along its length |
| Best on | Most steep-slope house roofs | Low-slope porches and wings, and very long runs |
| Look from the street | Clean, slim seam | Slightly heavier seam; same concealed fasteners |
More detail: snap-lock vs. mechanical lock. We use 24 or 26 gauge steel and never 29 gauge on a home (why). We don't publish prices because size, pitch, tear-off and detail work move them too much; our standing seam cost page explains what moves the number, and you get a written price for your roof.
Standing seam over a garage or shop with living space
When a detached garage or shop has an office, a game room or a guest space upstairs, the panel is only half the roof. Warm, humid air meeting cold steel is what makes a metal building drip on cool mornings, so we plan insulation, vapor control and ventilation with the roof, not after it. On the house, high-temperature synthetic underlayment goes over a deck we've checked and repaired. See condensation control under metal.
What a good standing seam job looks like up close
- One panel from eave to ridge, formed on site.
- Clips that let the panels move with the heat, so they don't oil-can or pull fasteners.
- Bent flashings, not caulk, at walls, chimneys, valleys, skylights and pipes.
- Decking sized to code. Shady Shores calls out the 2021 IRC for decking thickness, and any decking we replace is sized to it.
- Attic access left clear for the final inspection on homes with gas.
Town of Shady Shores permits
The town's roofing permits page says most re-roofing requires a permit. Replacing a few shingles doesn't, but if any part of the roof decking is replaced, a permit is required, and the decking has to be sized under the 2021 International Residential Code. Here's how it works:
- What gets submitted: the permit application, plus your HOA's approval if your property has an HOA.
- Inspections: a plan review and a final inspection. If the house has gas, the inspector checks the attic at the final too, so we leave access clear.
- Fees: the town's 2026 fee schedule lists the roof permit at $150. A patio or outdoor living structure is $245 without utilities and $450 with them, and accessory buildings are $1.50 per square foot plus inspections, with a $200 minimum.
- Before work starts: the town's permits page says every permit must be approved and paid for before work begins, and starting early can mean added fees, fines or enforcement.
Permits are filed online through the town's citizen portal. We file the roof permit, and when the job also includes a shop, a carport or a patio cover, we file those as their own permits so nothing holds up the final.
Hail and standing seam near Shady Shores
NOAA's Storm Events Database lists 52 reports of hail 1.75 inches (golf-ball size) or larger within about 10 miles of Shady Shores from 2016 through the September 2026 update. The largest was 4.25-inch hail on March 26, 2017, reported near Corinth less than two miles from the center of Shady Shores, with 2.75-inch and 2.5-inch hail close by the same day. On April 11, 2016, 2.75-inch hail fell less than two miles from town, 4-inch hail fell in Denton about five miles north and 2.75-inch hail near Little Elm. More recently, NOAA lists 3.5-inch hail near Bartonville on March 14, 2024 and 2-inch hail near Argyle on April 1, 2024.
No roof is hail-proof, and very large hail can dent steel. Standing seam doesn't crack, curl or lose granules, so it usually keeps shedding water after storms that ruin shingles. See Class 4 metal roofs and insurance. Texas insurers must offer a premium credit for UL 2218 impact-rated roofs, but each company sets its own amount, and Class 4 earns the largest. We can't promise a discount; ask your insurer for their figure in writing. After a qualifying install we fill out TDI Form PC068 for you. If you file an insurance claim, we document the damage and meet your adjuster on the roof. Texas law requires you to pay your deductible, and a contractor may not waive, absorb or rebate it. We never will. In Texas you generally have 1 year from the date of loss to file; check your policy.
Roofs near the shoreline
Homes near the water in Shady Shores get more wind across open water and more humid air than homes a few miles inland. On a metal roof, that shows up at the eaves and rakes, where wind gets under trim first; at the fasteners, which should be stainless or coated for the exposure; and in the attic, where humid air meets a cool deck. We set fastener and clip spacing at the edges for the exposure, use trim and closures made for the panel, and check ventilation before the new roof goes on.
Why it matters that we form our own panels
- One piece from eave to ridge. We cut standing seam and R-panel to the length of each roof plane, so long runs don't need mid-slope laps.
- 24 or 26 gauge on every standing seam and R-panel roof. See 26 vs. 29 gauge.
- No waiting in a panel shop's queue after a hailstorm, when everyone needs a roof at once. Metal lead time is typically 1 to 2 weeks.
- Flashings bent for the panel, not caulked: walls, chimneys, valleys, skylights and pipes.
- Every inspection comes with a free digital photo report, so you see what we see.
How a metal roof job runs with us
- Inspection and free digital photo report: deck, ventilation, penetrations, valleys and measurements.
- Written spec for each option: system, gauge, profile, color, underlayment, trim and every flashing detail.
- Approvals: the HOA or historic-review packet if you need one, then the permit.
- Tear-off and deck repair where needed, then high-temperature synthetic underlayment made for metal.
- Install by our own crew, with hips, ridges, eaves and penetrations detailed for the system.
- Final walk-through, a magnet sweep of the yard and driveway, and your warranty in writing.
Who installs standing seam roofs in Shady Shores?
Snow Roofing & Exteriors does. Here are the facts you can check before you call anyone:
- 75 years as a family roofing business, and 30 years in the business for owner Blake Snow, who is still on the roofs.
- Over $80 million in completed roofing projects, from small repairs to multi-million-dollar jobs.
- 5.0 stars on Google at all three offices: Bridgeport, Decatur and Rhome.
- Our own roll formers for standing seam and R-panel, in 24 or 26 gauge, with metal lead times that are typically 1 to 2 weeks.
- Our own crew, about 29 road miles (roughly 44 minutes) from Shady Shores at our Rhome office.
- Snow Roofing & Exteriors is BBB A+ rated.
Our metal work, up close
The photos on this page show our roof work up close. We never show a street or address.
We're certified with GAF, CertainTeed, Owens Corning, Atlas, Johns Manville, Carlisle, Tropical Roofing Products, Mule-Hide and Enviroshake, and many other roof manufacturers. We give a workmanship warranty from 10 years up to lifetime, depending on the job, and the manufacturer warranty on the panel and finish, in writing. More: our Shady Shores roofing page, our standing seam brick ranch project in the Sanger and Valley View area, and nearby standing seam in Corinth, standing seam in Lake Dallas and standing seam in Denton.
Product names, ratings and features are as published by the manufacturer and can change. We confirm the current rating and warranty of the exact product before we order it.
Residential warranty: a workmanship warranty from 10 years up to lifetime, depending on the job, with manufacturer warranties up to lifetime. Manufacturer coverage depends on the product and brand, and on the project qualifying for that manufacturer's program. We put the exact warranty for your roof in writing.
Certified, with 30 years installing every major roofing brand, a family roofing business going back 75 years, and over $80 million in completed roofing projects. 5.0 stars on Google at all three of our offices.
Request a free inspection or call (817) 733-9228. Small repairs are welcome too.
