When a Coating Makes Sense
Most commercial roofs don't fail all at once. The surface wears, seams start to open, and leaks show up in a few spots, while the deck and most of the insulation underneath are still in good shape. That's exactly the roof a coating is meant for. Instead of tearing everything off and hauling it to the landfill, we repair the problem areas, reinforce the seams, and apply a seamless, liquid-applied membrane over the entire roof.
For warehouses, retail centers, and other large flat buildings in St. Charles County, that can mean many more years of service for much less than a new roof, with almost no disruption to the business inside.
Coatings We Install
Silicone coatings
Silicone stands up to standing water and UV, which makes it a common choice for flat roofs with low spots that pond after storms. It goes on in one or more coats and cures into a seamless, flexible surface.
Acrylic coatings
Acrylic coatings are generally more budget-friendly and are well suited to sloped roofs and roofs that drain well, including many metal roofs. They're white and highly reflective.
Coating systems by roof type
We coat metal, EPDM, TPO, modified bitumen, and built-up roofs. Each one gets the right preparation: cleaning, primer where it's needed, seam reinforcement with fabric or tape, and repairs to flashing and penetrations before the coating goes down.
Is Your Roof a Good Candidate?
A coating is usually a good fit if:
- The roof has leaks in a few areas, not everywhere
- The membrane or panels are still attached and sound
- Most of the insulation underneath is dry
- You want to avoid the cost and disruption of a tear-off
It's usually not a good fit if the roof is wet throughout, has a deteriorating deck, or has already been recovered once and has major structural problems.
We test before we coat. We core-cut and moisture-check the roof first. If too much of the insulation is wet, coating over it just traps the water, and we'll tell you that instead of selling you something that won't last.
What the Process Looks Like
After a free assessment and moisture check, you get a written proposal. On coating day, we power-wash the roof, make repairs, cut out and replace any wet areas, reinforce the seams, and apply the coating to the specified thickness. Work is quiet compared to a tear-off, so your tenants and customers barely notice we're there. Ask us about manufacturer warranty options on qualifying systems.
Roof Coatings Questions
How long does a roof coating last?
It depends mainly on the coating type and how thick it's applied. Many commercial coating systems are designed to last 10 to 20 years, and many can be cleaned and recoated at the end of that period instead of tearing off the roof.
Silicone or acrylic: which is better?
Silicone handles standing water well and is a common choice for flat roofs that pond. Acrylic is generally less expensive and works well on roofs with good drainage, including many metal roofs. The roof's drainage and existing material decide which one we recommend.
Which roofs can't be coated?
Roofs with wet insulation throughout, membranes that are no longer attached, or decks that are deteriorating aren't good candidates. A coating seals the surface; it can't fix a roof that's failing underneath. We test for moisture before recommending it.
Will a coating lower my energy bills?
White coatings reflect a large share of sunlight, which lowers roof surface temperature and reduces cooling load. Buildings with large flat roofs and heavy air conditioning use tend to see the most benefit.