Mobile Home Metal Roof Over — Insulation, Framing and Steel
The old metal or rolled roof on the manufactured home leaks at the seams, rumbles in the wind and sweats in winter. A roof-over fixes all three without tearing anything off.
A mobile home metal roof over puts a new pitched or low-slope steel roof over the old one: rigid foam insulation laid on the existing roof, framing that bears on the walls, and ribbed steel panels with overhangs and trim. JMB Builders does roof-overs on manufactured homes in parks and on rural lots across the north metro and central Minnesota, priced per project after a site visit, with the permit when the job needs one.
- Priced per project after a site visit
- Foam insulation, framing and steel panels
- Overhangs added on homes built without them
- Permit pulled when the job needs one
- Licensed MN contractor BC809005
Older manufactured homes have thin, nearly flat metal roofs or a membrane coated every few years. They leak at the seams and the fasteners, they boom when the wind lifts them, and they have little insulation, so the ceiling sweats and ice builds at the edges. Patching and coating buys a season. A roof-over ends it.
The roof-over goes on top of the old roof. Rigid foam insulation is laid over it, then wood or steel framing runs from wall to wall so the new roof's load bears on the walls rather than the old roof. Ribbed steel panels are screwed down with gasketed screws, with ridge, eave and gable trim. Most systems add overhangs at the eaves and gables, which keeps water off the walls and windows.
Manufactured homes are regulated differently from site-built houses, and parks have their own rules on roof style and color. We check the permit and any park approval before ordering material, and JMB pulls the permit when the job needs one. The roof has to shed the snow load where your home sits; we size the framing and steel for Minnesota snow, not a southern kit.
What you supply
- Photos of the home from each side and the roof from a ladder if it is safe
- The home's length and width, and the year and maker from the data plate if you have them
- Park approval or rules on roof style and color, if the home is in a park
- Your steel color choice from the current color chart
What JMB supplies
- Site visit to measure and check the walls and the old roof
- Rigid foam insulation over the existing roof
- Framing from wall to wall sized for Minnesota snow load
- Ribbed steel roof panels with gasketed screws, ridge cap, eave and gable trim
- Overhangs at the eaves and gables where the home had none
- Vents and pipe flashings reworked through the new roof
- Permit when the job needs one, debris hauled away and photos in your job folder
How it is priced: per project
Quoted in writing from your photos within one business day. What moves the number:
- Home size, single-wide or double-wide
- Pitched roof-over versus a low-slope system
- Thickness of foam insulation
- Overhang depth and whether gable overhangs are added
- Number of vents, stacks and any add-on porch or addition roof tied in
- Condition of the walls and rim where the new framing bears
Send the data plate photo if you can find it; it tells us the year and the design loads the home was built to.
How long it takes
Most single-wides: two to three days on site. Double-wides and homes with add-on roofs: three to five days.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized quote within one business day. We only come out to measure first when the job needs a tape measure — no pressure, no games.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Mobile Home Metal Roof Over — Insulation, Framing and Steel: questions, answered
What is a mobile home roof over?
It is a new roof built on top of the old one instead of tearing the old one off. Rigid foam insulation is laid over the old roof, framing runs from wall to wall, and steel panels go on top with trim and usually new overhangs. It stops seam leaks, adds insulation and quiets a roof that rumbles in the wind.
Can a mobile home in Minnesota hold a metal roof over?
Yes, when the new framing bears on the walls and is sized for Minnesota snow load. The new roof should not rest on the old roof's thin framing. We check the walls on the site visit and size the framing and steel for where your home sits.
Do I need a permit for a mobile home roof over in Minnesota?
Often, yes, and parks usually want to approve the roof style and color too. Manufactured homes are regulated differently from site-built houses, so the rules depend on where the home is and how it is titled. JMB checks the permit before ordering and pulls it when the job needs one.
Why is my mobile home roof leaking at the seams?
Old manufactured-home roofs are thin metal or membrane that moves with every temperature swing, and the seams and fasteners work loose over the years. Coatings seal them for a season or two. A roof-over covers every seam at once with a new steel roof that sheds water on its own.
Will a metal roof over make my mobile home warmer?
Yes, mostly because of the rigid foam laid under the new roof. The foam adds insulation over the whole ceiling and keeps the underside of the old roof warmer, which cuts the sweating and frost many older homes get in winter. It also quiets the roof in wind and rain.
Can you add overhangs to a mobile home with the roof over?
Yes, and most roof-overs do. The new framing extends past the walls at the eaves and gables, and the steel runs out over it with trim. Overhangs keep rain and meltwater off the siding and windows, which is where many older homes start to leak.
Recent JMB work, from our job log
59 installs recorded across 30 Twin Cities communities since Dec 2025. Window and door installs for homeowners and for the builders and dealers we sub for. Counts come straight from our job log; no customer names.
Get a written quote for this job
Three photos and a sentence is enough. You hear back within one business day. Or text the photos to 763-204-2099.
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Read morePage reviewed September 26, 2026 · JMB Builders LLC, MN license BC809005 · All roofing pages
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