Houston's Expert Roof Coating & Restoration Specialists

Yes, roof coating typically costs 40-60% less than complete roof replacement. For a 10,000 SF commercial roof, coating costs $30,000-$55,000 compared to $60,000-$120,000+ for replacement. Coating eliminates tear-off costs, disposal fees, business disruption, and the expense of new insulation and substrate. However, coating is only viable for structurally sound roofs without extensive damage, severely deteriorated roofs require replacement regardless of cost savings.

Quality silicone roof coatings last 10-20 years in Houston’s climate with proper maintenance. Lifespan depends on coating thickness, substrate condition, application quality, and maintenance frequency. Silicone coatings outperform acrylic systems in Houston due to superior resistance to ponding water, UV degradation, and thermal cycling. Many coatings can be recoated at end-of-life.

Most commercial roofing substrates accept coating including metal panel systems, TPO, PVC, EPDM, modified bitumen, BUR (built-up roofing), spray foam, and concrete. Metal roofs are ideal candidates due to their structural longevity, coating restores weathered metal at fraction of replacement cost. Single-ply membranes (TPO/PVC) coat well if seams and fasteners are sound. Substrates with extensive damage, delamination, or structural failure are not suitable for coating and require replacement.

Silicone coatings excel in Houston’s climate with superior resistance to ponding water, UV exposure, and humidity without requiring recoat for maintenance. Silicone remains flexible in temperature extremes and won’t chalk or degrade from rain exposure. Acrylic coatings cost less initially but require periodic recoat every 5-7 years and perform poorly in ponding water areas. For Houston commercial roofs, silicone is the preferred choice due to weather resistance and longer lifespan despite higher upfront cost.

Yes, roof coating creates a seamless waterproof membrane that seals existing leaks at seams, fasteners, penetrations, and minor cracks. However, coating is not a “band-aid” for severely damaged roofs, substrates must be structurally sound with minimal deterioration. Proper prep work including repairs to damaged areas, re-fastening loose panels, and treating rust is essential before coating. Coating works best as proactive restoration for aging but serviceable roofs rather than reactive solution for failed systems.

Yes, metal roofs are ideal candidates for coating, the structural metal lasts 50+ years while the finish coating deteriorates from UV and weather exposure. Coating restores aged, faded, or rusting metal roofs at 40-60% cost of replacement. The process includes rust removal, fastener replacement, rust-inhibitive primer, and silicone top coat. This system stops rust progression, seals fastener penetrations, and provides 10-20 years additional service life while dramatically improving energy efficiency through reflective white coating.

Reflective white roof coatings reduce surface temperatures 50-80°F compared to aged dark roofs, cutting cooling costs 10-25% in Houston’s climate. Cool roof coatings reflect 85-90% of solar radiation versus 5-25% for aged dark roofs, significantly reducing heat transfer into building. Energy savings typically pay for coating installation within 3-5 years through reduced HVAC runtime and demand charges. Many coatings meet EPA Energy Star and LEED requirements, potentially qualifying for utility rebates or tax incentives.

Yes, most roof coatings can be recoated multiple times, providing continuous protection for 30-40+ years. Recoat intervals typically range from 10-20 years depending on coating type and exposure. Recoating requires cleaning, minor repairs, and application of new coating layers, no tear-off needed. This “perpetual roof” approach significantly reduces lifecycle costs compared to replacement every 20-25 years. Silicone coatings recoat more easily than acrylic since they don’t require primer between coats.

Coated roofs require semi-annual inspections, debris removal, and drain clearing to maximize lifespan. Check for ponding water (standing water after 48 hours), damaged coating areas, and ensure drains/gutters flow freely. Address minor coating damage promptly with patch repairs to prevent substrate exposure. Professional inspection every 2-3 years identifies developing issues before major problems occur. With proper maintenance, coated roofs consistently achieve 15-20 year service life, neglected roofs may fail within 7-10 years regardless of coating quality.

Roof coating is not recommended for: severely deteriorated substrates with extensive rust, rot, or delamination; roofs with structural damage or failed decking; substrates with excessive ponding water that won’t drain within 48 hours; roofs nearing end of serviceable life (20+ years remaining may justify replacement); or budgets requiring lowest possible short-term cost regardless of lifecycle value. In these cases, complete roof replacement provides better long-term value despite higher upfront investment.