Back in the 1970s and 1980s, entrepreneurs built their dreams under roofs that offered little more than “shade and shelter.” Metal buildings were the go-to solution for small businesses looking to launch with minimal overhead. Maintenance? That was a luxury. The goal was survival.
Fast-forward 40 years, and those humble structures are still standing—but they are showing their age. The good news? Investing in an old metal building today is not just practical but strategic.
Why now is the time to invest
- The cost of new construction has skyrocketed.
- Zoning laws and building codes have tightened.
- Impact fees and permitting hurdles make new builds more complex.
- And let’s face it: they do not build them like they used to—because they legally cannot.
With more than 23 billion sf of metal-roofed buildings in the United States that are 25 to 60 years old, the opportunity to revitalize these assets is enormous.
Start at the top: Retrofit the roof
Most older metal buildings feature screw-down roofs—30-year systems installed with fasteners that often lasted only five years. These roofs are easily identified from above because they look like they have caught a case of chicken pox.
A roof retrofit is the foundation of any successful rehab. Here is what it can do:
- Upgrade to a standing seam roof for longevity and performance.
- Get finish warranties up to 50 years and optional weather-tight guarantees.
- Add insulation.
- Remove outdated or unused rooftop equipment.
- Strengthen the building to meet current codes—and lower insurance costs.
- Reinforce roof purlins for future loads such as HVAC or solar.
- Add solar panels to cut energy bills.
- Take advantage of IRS Section 179 deductions and energy tax credits.
Walls and openings: Safety meets efficiency
Next, turn the attention to the building’s wall systems and openings:
- Windows: Upgrade to storm-resistant, energy-efficient models.
- Overhead doors: Replace aging systems with code-compliant, reinforced doors to prevent structural failure.
- Personnel doors: Modernize with secure hardware and better insulation.
Exterior aesthetics: Does the old building need a facelift?
Old metal walls often suffer damage to the lower 1.2 m
(4 ft). Here is how to boost curb appeal and protect your investment:
- Add a wainscot with stucco, faux stone, or brick systems.
- Install traffic barriers to prevent future damage.
- Enhance the entryway with canopies, pergolas, landscaping, or architectural accents.
- Consider panel-over-panel overlays for a fresh façade.
- Clean and paint the walls—metal panels are surprisingly easy to refresh.
Final thoughts: From eyesore to asset
If you own or are thinking about buying one of these “diamonds in the rough,” talk to a local metal building contractor/erector. Most are very much in tune with the latest designs and materials. Contractors should also reconnect with past clients; those aging buildings might be ready for a second life.
Whether looking to brighten the building to match the company brand, improve resale value, or extend its lifespan, a thoughtful rehab can make an old metal building energy efficient, stronger, safer, and more attractive than ever.
Investing in the past might be the most brilliant move for your future.
Dale Nelson is the president of Roof Hugger.
