Also known as liquid-applied roofing systems, roof coatings are an increasingly popular choice for building owners and roofing contractors alike.
When your roof is reaching the end of its life, you’re likely not excited about the cost of a full roof replacement. If your system is structurally sound but simply getting to be on the older side, you can significantly increase the lifespan of your roof by applying a roof coating. Not only does this mean you don’t have to deal with the lengthy interruption to business operations implied by a roof replacement, but it is also a much more affordable solution.
Not all roofs are great candidates for a roof coating, but it’s worth exploring if you have a roof that is in good shape but getting old. Whether or not you can coat your roof will have to do with the type of roofing system, the condition of the roofing system, and more.
Let’s take a look at everything you need to know about coating an old roof rather than replacing it to help you make an informed decision about your roofing system.
If you have an old, structurally sound roof system, you can usually coat it to extend the service life. However, this depends on the type of roofing system you currently have. In order to determine whether your roof is a good candidate for a coating, you will want to have a thorough inspection done.
Professional roofing contractors will look for various criteria in order to determine whether you can confidently coat your roof, including:
Once you find out that your roof is in good shape for a coating, the next step is to get the surface prepared for a coating. What preparation entails will depend on your specific roof, but it could include the following:
What are the benefits of coating an old roof versus installing a brand-new roof? While one of the most compelling arguments for many building owners is the cost, there are a number of other advantages to this strategy.
You are likely already aware that installing a new roof is a significant investment. When you replace your roof, the entire existing roof has to be removed, and a new one is installed. With a roof coating, you will not be removing and replacing any more than 25% of your roof (otherwise, it is likely not a good candidate for a coating in the first place.) This means that installing a roof coating system usually costs building owners half of what they would pay for a complete replacement.
As an additional point, a roof coating isn’t considered a “roofing system” according to building codes but is instead considered maintenance. You typically can not have more than two roofing systems on a commercial structure, meaning you would have to remove at least one of them before replacing your roof if you already have two. You can avoid this expense and hassle by installing a roof coating.
You can usually receive a manufacturer’s 10- to 20-year warranty when applying a roof coating.
This warranty typically includes both materials and labor.
Most roof leaks occur at the seams of a roofing system. They can separate from years of temperature fluctuations as well as the adhesive wearing away over time.
When you apply a roof coating, you create a seamless layer over your entire roof. This means that the risk of experiencing a roof leak is significantly reduced.
The installation of a roof coating is comparatively very quick compared to a roof replacement. This means that you don’t have to deal with nearly as much interruption to your business operations compared to replacing your roof.
Beyond that, the interruption is reduced because much less equipment is required, and there’s only minimal tear-off.
Dark-colored roofs will get much hotter under the heat of the sun, which increases the temperature of your building. If you choose a roof coating that is light in color (such as white or gray), it will bring down the temperature of your roof and your structure. This means that you can pay less for your utility bills and put less wear and tear on your HVAC equipment.
Not a good candidate for a roof coating but interested in benefiting from a more energy-efficient roofing system? You can learn more about the different “cool roofs” types from the U.S. Department of Energy.
There isn’t one set answer regarding the best type of roof coating. The right choice for your building will depend on a number of different factors, one of the most important of which is the existing roof type. Other essential considerations are the climate and location.
There are a variety of options when it comes to roof coatings, including silicone, polyurethane, and acrylic. For more information about selecting a roof coating, check out our guide to picking the best roof coating for your commercial roof. You can also learn more about roof coatings in our post comparing silicone and acrylic roof coatings, as well as our article comparing elastomeric roof coatings to other types of roof coatings.
The Asphalt Roofing Manufacturers Association (ARMA) has the following to say about coating a roof with asphalt shingles:
“Many types of roofing permit the application of a coating for a variety of reasons, such as increasing solar reflectivity, resisting biological growth, improving impact resistance, or increasing roof life. However, ARMA strongly advises against the application of any type of field-applied coating over installed asphalt shingles.”
They go on to say that you will always want to consult with the manufacturer of your shingles before you decide to move forward with a roof coating since there are so many different formulations and types of roof coatings. According to ARMA, local or state building codes might prohibit coating shingles, and the shingle manufacturer might not recommend field coating their products.
There are a number of reasons why it might not be a good idea to put a roof coating on a shingled roof, including that the performance characteristics of shingles might be negatively impacted by field coating, such as:
Applying a roof coating to asphalt shingles can result in a number of unfavorable outcomes, including:
Beyond that, roof coatings are so successful in creating a non-permeable layer on roofs that it could actually mean that moisture might accumulate within the system.
You also cannot apply roof coatings to tile roofs, whether they are clay, synthetic, or concrete. This is due to the air gaps that occur between the columns and rows of tiles, which create a space where moisture could accumulate underneath the coating.
You will always want to refer to your manufacturer’s suggestions regarding roof coatings to ensure that your roofing system is a good candidate.
However, there are a number of substrates that are typically well-suited for coatings, including:
For more information about all of the different types of roofing systems you can use on a flat or low-slope roof, check out our complete guide to flat roofing materials.
A variety of factors will impact the cost of applying a roof coating, including:
Using this information, a roofing contractor can calculate how much of the product will be required to coat your roof. An additional factor is the cost of labor that will be necessary for both preparation and installation.
Building owners won’t just save money with a roof coating versus a full roof replacement, but there can also be tax benefits. You will want to discuss this with your financial advisor if you are curious whether or not this could apply to you, but it’s possible that you could expense the cost of the coating during the installation year rather than simply taking advantage of depreciation over the system’s lifetime.
Coating your roof is an excellent way to extend the life of your existing roof rather than incurring the cost of a full replacement. Beyond that, you can usually receive a ten or twenty-year warranty from the manufacturer for both materials and labor, and it can provide added energy efficiency benefits. Perhaps most importantly, a properly installed roof coating can ensure that your building is fully protected from water intrusion.
The first step in the process, if you’re interested in a roof coating system, is to have a reputable professional roofing contractor come out and take a look at your roof. They will be able to let you know whether your roof is a good candidate and, if so, what type of roof coating systems will work with your existing roof.
If you’re thinking about coating a roof in the greater Atlanta area, Colony Roofers is your go-to roofing company. A locally owned and operated business, our entire team is hand selected for their work ethic, integrity, and experience. If you’re looking for a company that specializes in offering the best customer service, high-quality roofing systems, and the most affordable prices, you’ve come to the right place!
Are you wondering whether your roof is a good candidate for a coating? If so, contact us today to schedule a free estimate.