When a coating makes sense
Coatings work when the roof is structurally sound and the insulation is dry. If there's widespread trapped moisture, a coating just seals the problem in — so we survey first and tell you honestly which side of that line you're on.
The process
- Clean and prep the existing surface
- Repair blisters, splits and failed areas; replace wet insulation
- Reinforce seams, flashings and penetrations with fabric
- Apply base and top coats to manufacturer-specified thickness
Silicone, acrylic and other coatings
- Silicone - the top choice for Georgia's flat roofs. It handles ponding water better than most coatings and holds up to UV.
- Acrylic - highly reflective and cost-effective on sloped metal roofs and well-drained roofs, but not for areas that hold water.
- Specialty systems for modified bitumen and other substrates where adhesion needs a specific primer.
The right coating depends on the substrate, the drainage and how the building is used. We test adhesion before we recommend a product.
Is your roof a coating candidate?
A coating is a restoration, not a cure-all. It works when the existing roof is still mostly dry and structurally sound. Before we propose one, we check for wet insulation with core cuts or a moisture survey. Wet areas are cut out and replaced first; if too much of the roof is saturated, a coating is the wrong answer and we'll tell you so.
Good candidates are aging TPO, EPDM, modified bitumen and metal roofs with leaks at seams and fasteners but a solid deck and dry insulation. Compare with TPO and full commercial replacement.
Why owners choose restoration
- Typically a fraction of the cost of tear-off and replacement.
- Little to no tear-off debris going to the landfill.
- The building stays in operation during the work.
- A reflective surface that can lower roof temperatures and cooling loads in Atlanta summers.
- The roof can often be re-coated again in the future to extend its life further.
The restoration process, step by step
- Moisture survey and core cuts to confirm the roof is dry enough to restore.
- Remove and replace any wet insulation and damaged membrane.
- Power-wash and clean the entire surface so the coating bonds.
- Reinforce seams, fasteners, penetrations and flashings with fabric and mastic.
- Apply primer where the substrate needs it, then the coating at the specified thickness.
- Final inspection and thickness checks, with photos for your records.
Coatings for metal roofs
Older screw-down metal roofs on warehouses, shops and churches usually leak at the fasteners, laps and trim long before the panels themselves wear out. A restoration treats the rust, replaces or seals every fastener, reinforces laps and seams, and then covers the whole roof in a continuous coating. The result is a seamless, reflective surface over panels that still have years of structural life left.
Where panels are rusted through, we replace those sections before coating. We'll show you the condition with photos and core results so you can compare restoration against new metal or a single-ply recover.
Reflective roofs and Atlanta summers
A dark roof in a Georgia summer can run far hotter than the air around it, and that heat drives up cooling loads in the space below. A white or reflective coating keeps the roof surface much cooler, which can reduce strain on rooftop units and make top-floor spaces more comfortable. Actual energy savings depend on the building, insulation and HVAC, so we don't promise a number - but the comfort difference on a hot afternoon is easy to feel.
Frequently asked questions
How long does a roof coating last?
Depending on the system and thickness, coatings commonly last 10–20 years and can often be recoated.
Will my business have to close?
No. Coatings are applied with minimal noise and no tear-off debris.
Can you coat a roof that's leaking?
Yes, as long as the leaks come from seams, fasteners and penetrations and the insulation is mostly dry. We repair the problem areas first, then coat.
Can you coat a residential roof?
Coatings are designed for low-slope commercial and metal roofs. For homes, we usually recommend repair or replacement instead.
Will a coating fix ponding water?
Silicone coatings tolerate ponding water better than most systems, but they don't change where water drains. If ponding is severe, we may recommend adding drains, crickets or tapered insulation as part of the project.
How long does a coating project take?
Most commercial restorations take a few days to two weeks depending on size and repairs. Coatings need dry weather and temperatures within the manufacturer's range, so we schedule around the forecast.