Metal Roof vs. Dimensional Shingles (insurance, countertops, house)

[Brucifer]

Not as much a construction question as it is about insurance in SWFL.

Looking to build a long-term home. House comes with 30-year dimensional shingles. To upgrade to a 24 gauge, standing seam metal roof costs roughly $34,000. I've heard that insurance companies take an extremely hard look at roofs and require replacement after a certain number of years.

Is it better to get the metal roof and forgo other improvements to the home such as flooring, insulation, kitchen and HVAC? Or, get the shingles and have improvements made that are more internal and thusly more costly to upgrade at a later point in time? We're getting close to the upper edge of our budget without having to worry about any cost overruns during the build, but at the same time, we are trying to future-proof the house as much as possible. It's not about fancy countertops, faucets or lighting, it's about air quality and energy efficiency.

We've looked at smaller floor plans, but they don't have the flow that we are looking for.

[logybogy]

Metal roofing is the superior product for hurricanes and *should* get you a nice discount in insurance but it doesn't always work out that way. If you were going to self insure, it would be a no brainer but $34k is a lot of money and I think buyers would prefer nicer indoor living than a premium roof. Ideally, you'd do both but if you can only afford one I'd do the kitchen in case you have to do a resale someday.

Also, consider the geography where the property is. 10 miles inland winds will be much less than a mile or 2 from the beach.

[HarryWhom]

How big of a house? 34k seems like an awful lot for an upgrade. I recently had a 24 ga standing seam galvalume roof installed for 23k on a 1900sq ft home with a complicated roof. This included re naling the plywood to code. Shingles would have been 18k. So about a 5k upgrade. Builders are unbelievable. I looked at Babcock ranch and they wanted over 100k for a 14x28 pool.