Roof coatings and restoration

What roof restoration is

Restoration means repairing an existing roof and then applying a fluid coating over the whole surface. The coating cures into a seamless, reflective, waterproof layer on top of the roof you already have. There's no tear-off, little noise and no open roof over your tenants.

Coatings go over metal, modified bitumen, built-up roofs, EPDM, TPO and PVC, each with its own primer and preparation. The right time is when a roof is aging but still dry and structurally sound: before the leaks become widespread, not after.

When a roof qualifies, and when it doesn't

A coating is a new surface, not a cure for a failed roof. Before we recommend one, we check:

• Dry insulation: a moisture scan and core samples, through our testing partner, show whether water is trapped below the membrane. Wet areas must be cut out and replaced first
• Sound seams and flashings: these are repaired and reinforced before coating
• Adhesion: a test patch confirms the coating bonds to your roof's surface
• Drainage: areas that hold water need the right product, or need the ponding corrected
• Remaining life: a roof that is saturated, badly deteriorated or structurally damaged needs replacement, and we'll say so

Silicone vs acrylic

The two most common coatings behave differently:

• Silicone: holds up under ponding water and strong UV, and goes on in fewer coats. It picks up dirt over time, which lowers reflectivity, it's slippery when wet, and future recoats generally have to be silicone
• Acrylic: water-based, reflective and cost-effective, with good dirt resistance. It doesn't tolerate standing water, so it suits roofs that drain well, especially metal
• Other chemistries, such as urethanes, are used where impact or traffic resistance matters

Pros and trade-offs

Compared with a full replacement:

• Lower cost and far less disruption, with no tear-off waste
• A white, reflective surface that keeps the roof cooler
• Seals fasteners, seams and small cracks across the whole roof
• Can be recoated at the end of its term, extending the roof again
• Doesn't add insulation or fix a wet or structurally unsound roof
• Performance depends heavily on preparation: cleaning, repairs, primer and applied thickness

What's included

Our restoration proposals state:

• The inspection findings and the testing results
• Repairs to be made first, including any wet insulation to replace
• Cleaning and preparation, primer, and reinforcement at seams, fasteners and penetrations
• The coating type and the finished thickness, which is what determines its service life
• A replacement price as an alternate when it's a close call, so you can compare

Lifespan and warranty

A coating system commonly adds 10 to 20 years, depending on the product, its thickness and the condition of the roof beneath it. Coating manufacturers offer warranties of different lengths with their own inspection and thickness requirements.

The warranty terms for your restoration, ours and the manufacturer's, are written into the proposal before you sign.