Metal Roof Maintenance By The Code Pros: Why Rubber Bushings on Screws Matter

By: Brent Bullard

Metal roofing for maintenance is one of the most durable and long-lasting roofing options, often lasting 40–70 years with proper care. But while the panels themselves are tough, the fasteners that hold them in place require more attention—especially the small but critical rubber bushings (or washers) found on roofing screws. These washers create a watertight seal between the screw head and the panel, preventing leaks and protecting your roof’s structure. Over time, however, they can wear down and compromise the system if not properly maintained. Have more questions about metal roofs? Ask The Code Pros!

The Role of Rubber Bushings on Screws

When metal roofing screws are installed, they typically feature a neoprene or EPDM rubber washer under the metal cap. This washer is designed to: 

• Seal against water infiltration at the screw penetration point.  
• Absorb minor movement from thermal expansion and contraction of the roof panels.  
• Prevent corrosion by keeping water from reaching the screw hole.  

Without a functioning rubber washer, the screw can become a direct pathway for leaks. 

Common Problems with Rubber Bushings

Even though metal roofs last for decades, the washers often don’t. Here’s what typically happens: 

1. Dry Rot & Cracking – UV exposure and weather cycles cause the rubber to dry out, crack, and lose flexibility.  
2. Compression Loss – Over time, the washer flattens out and no longer seals tightly.  
3. Backed-Out Screws – Metal roof panels expand and contract, loosening screws and stretching washers.  
4. Rust & Corrosion – If a washer fails, water can seep in, leading to rust around the fastener and even panel damage.  

Maintenance Steps for Long-Lasting Roof Performance

1. Inspect Annually

At least once a year, walk your roof (or hire a professional if steep-pitched). Look closely at screws and washers for: 

• Cracked or missing washers  
• Rust stains around fasteners  
• Screws that appear loose or backed out  

2. Replace Damaged or Missing Washers

If washers are deteriorated, the only permanent solution is to replace the screws entirely with new fasteners that have fresh washers. Many roofing suppliers sell upgraded screws with UV-resistant washers for longer life. 

3. Tighten Loose Screws

Use a drill or screw gun to carefully re-tighten screws that have backed out. Avoid overtightening—this can distort the washer or strip the metal panel. 

4. Upgrade to Long-Life Fasteners

Some modern screws come with larger-diameter washers, improved EPDM rubber, or coated metal caps for extended durability. Investing in these can reduce long-term maintenance needs. 

5. Apply Sealant When Necessary

In areas prone to leaks, a compatible metal roof sealant can be applied over screws as a secondary layer of protection. Just be careful—sealant is a temporary fix, not a substitute for replacing failed washers. 

Why Metal Roof Maintenance Matters

Neglecting screw washers might seem minor, but it’s one of the most common causes of premature roof leaks. A roof can look solid from the ground while slowly letting in water at dozens of tiny points. Staying proactive with washer maintenance saves homeowners from costly repairs to insulation, decking, or interior finishes. To find out more, ask a Code Pro expert!