Roof Coating & Restoration

A Second Life for Your Roof

A roof coating is a liquid-applied membrane that seals, protects, and restores an existing roof without a full tear-off. Elastomeric and acrylic coatings form a seamless, waterproof layer over the entire roof surface — filling small cracks, bridging hairline gaps, and sealing around penetrations. The coating also reflects solar heat, reducing roof surface temperature by up to 50 degrees and lowering cooling costs in warm climates.

We apply roof coatings on commercial flat roofs, residential low-slope sections, aging metal roofs, and built-up roofs that are past their prime but structurally sound. A coating is not a fix for a failing roof — it is a restoration strategy for a roof that has years of life left but needs protection.

When a Roof Coating Makes Sense

A coating is the right choice when:

• The roof is aging but structurally sound — no widespread rot or deck failure
• Small cracks and seams are starting to leak
• You want to extend the roof life by 10 to 20 years without a full replacement
• Energy costs are high and the roof absorbs too much heat
• The existing roof is a dark color that collects heat
• You want to seal and restore a metal roof with rust or seam issues

A coating is not a substitute for replacement when:

• The deck has widespread rot or delamination
• More than 25 percent of the roof surface is damaged
• The roof has multiple active leak sources that indicate systemic failure
• The roofing material is brittle, curling, or severely deteriorated

Types of Roof Coatings

Type	Material	Lifespan	Cost per square	Best for
Acrylic	Water-based acrylic polymer	10 – 15 years	$200 – $400	Metal, aged single-ply, general use
Silicone	Pure silicone	15 – 20 years	$300 – $600	Ponding water areas, low-slope
Elastomeric	Acrylic or silicone-based	10 – 20 years	$250 – $500	Movement-prone roofs, temperature extremes
Polyurethane	Two-part polyurethane	15 – 20 years	$350 – $700	High-traffic roofs, impact resistance
Aluminum (asphalt-based)	Aluminum pigment in asphalt	3 – 7 years	$50 – $150	Temporary reflectivity, budget option

Silicone is the best choice for flat roofs that hold ponding water — it does not break down in standing water the way acrylic does. Acrylic is the most versatile and cost-effective for metal and steep-slope applications.

How We Apply a Roof Coating

1. Roof assessment — we verify the roof is structurally sound and a coating is the right solution
2. Surface preparation — pressure washing, rust treatment (on metal), patching of cracks and seams, and priming where needed
3. Seam and penetration treatment — we reinforce seams, fastener heads, and penetration joints with fabric and sealant before the full coat
4. Coating application — spray, roll, or brush application in two coats; the first coat saturates the surface, the second builds the mil thickness
5. Quality check — wet-film thickness verified during application; dry-film thickness tested after curing
6. Final inspection — we walk the roof with you and document the completed work

Roof Coating Costs

Component	Typical range
Acrylic coating (per square)	$200 – $400
Silicone coating (per square)	$300 – $600
Surface preparation	$100 – $300 per square
Seam and penetration reinforcement	$500 – $2,000
Total restoration (average commercial roof)	$5,000 – $15,000

A coating costs 30 to 50 percent of a full roof replacement. For a structurally sound roof that needs protection and sealing, it is one of the most cost-effective investments in commercial roofing.

How Long Roof Coatings Last

• Acrylic coatings: 10 – 15 years with proper application and maintenance
• Silicone coatings: 15 – 20 years; excellent UV resistance and ponding water performance
• Elastomeric coatings: 10 – 20 years depending on formulation and climate
• Polyurethane coatings: 15 – 20 years on high-traffic surfaces

Coatings can be recoated when they reach end of life — the second coating extends the restoration another cycle without tearing off the original material.

Maintaining a Coated Roof

• Inspect twice a year for cracks, bubbles, or peeling
• Clean the surface annually to maintain reflectivity
• Repair any damage immediately — small cracks become big leaks on coated roofs
• Recoat before the existing coating fully degrades — proactive recoating extends the total system life
• Schedule a professional inspection every two years

Roof coating might be the cost-effective solution you need. Call us or request a free inspection — we will assess your roof, explain your options, and give you a detailed quote.

Roof Coating vs. Roof Replacement

Factor	Roof coating	Full replacement
Cost	$3 – $7 per sq ft	$6 – $15 per sq ft
Timeline	1 to 3 days	3 to 7 days
Disruption	Minimal — no tear-off	Full tear-off, noise, debris
Roof life extension	10 – 20 years	20 – 30 years (new roof)
Structural load	Minimal addition	Heavier new system
Waste generated	None — coating applied over existing	Full tear-off goes to landfill

Roof coating is the better choice when the existing roof is structurally sound but showing age — UV chalking, minor surface cracks, or loss of reflectivity. It costs roughly half as much as replacement and extends the roof’s life by 10 to 20 years. Full replacement is warranted when the membrane is severely damaged, the insulation is saturated, or the deck has structural issues.

When Roof Coating Is Not Appropriate

• Saturated insulation — if moisture has penetrated the membrane and saturated the insulation boards, coating over it traps moisture and accelerates deck rot
• Structural damage — sagging, deflection, or deck rot require structural repair before any coating or membrane work
• Multiple existing layers — some building codes limit the number of roofing layers; coating over an already multi-layer system may not be permitted
• Ponding water for more than 48 hours — coating alone does not fix drainage; the drainage problem must be addressed first
• TPO, EPDM, or PVC membranes — these membranes are designed to be replaced, not coated; coating over them may void the manufacturer warranty

We evaluate every roof before recommending coating. If the roof is not a good candidate for coating, we will tell you honestly and recommend the appropriate solution.