Commercial Roof Coatings and Restoration Systems
Restoration coating systems that seal and extend a sound roof, with a renewable warranty and no tear-off.
A coating is not paint. A restoration coating system is a monolithic, reinforced membrane applied over a roof that is still structurally sound, sealing the seams, fasteners and details that are actually leaking and adding a reflective surface on top.
For the right roof it delivers a large share of the benefit of a replacement at a fraction of the cost, with no tear-off, no landfill load, and no interruption to the operation below.
Which roofs are good coating candidates
Coatings work when the substrate is sound. That means the deck and structure are solid, the insulation is dry, and the failures are at seams, fasteners, flashings and surface wear rather than throughout the assembly. Metal roofs with backed-out fasteners and lap rust, aging EPDM, weathered TPO, and modified bitumen with intact laps are all common candidates.
Coatings are the wrong answer over wet insulation, perforated panels, or a roof with widespread splits. Applying one there seals moisture into the assembly and buys a season at most. We core and probe before recommending a coating, and we will tell you when a roof does not qualify.
Consider a coating when
- The roof is aging but the structure and insulation are dry and sound
- A full replacement is not in this year's capital budget
- Production or occupancy makes a tear-off impractical
- Peak summer cooling costs are a concern
- You want a warranty that can be renewed with a recoat rather than replaced
How a restoration is done right
Repairs come first
Fasteners, seams, flashings and rust are addressed before any coating goes down. Coating over a defect hides it.
Clean substrate
Power washing and preparation, because adhesion is what determines whether a coating lasts fifteen years or three.
Reinforced details
Fabric reinforcement at seams, laps, curbs and penetrations where movement concentrates.
Specified mil thickness
Applied to the manufacturer's required thickness so the warranty is real and inspectable.
Common questions
- How much does a coating save versus replacement?
- It varies by roof, but restoration is commonly a fraction of the cost of a full tear-off and replacement on a qualifying roof, which is why we always price both when a roof is a candidate.
- Does a coating carry a warranty?
- Yes. Qualifying systems installed to specification carry manufacturer warranties, and many can be renewed later with a maintenance recoat.
- Silicone or acrylic?
- Silicone handles ponding water and holds up without breaking down in standing moisture. Acrylic is a good fit on well-draining roofs. Drainage on your roof decides it.
Keep reading
Related guides: Commercial Roof Coatings vs Roof Replacement, Metal Roof Restoration Guide and Commercial Roofing Costs in Indiana.
See this work on a real building: Metal Roof Restoration on Fort Wayne Industrial Facility.
We provide commercial roof coatings in Fort Wayne, Warsaw and Elkhart, and across our full Northern Indiana service area. When you are ready, request a free roof inspection.
Let's look at your roof first.
Free inspection, photo-documented findings, and a straight answer about repair, restoration or replacement.