Commercial Roof Liquid Coatings

Liquid Coatings provide building owners the opportunity to extend the lives of their existing roofs using a Liquid Coating. These systems can offer significant savings when compared to a recovery or replacement system composed of traditional roofing materials when used as an intermediate, dependable, roofing solution.

In addition, coatings are considered generally considered “repairs” for tax purposes and thus are commonly expensed 100% in the year that they are installed.

A successful liquid coating project must include the necessary substrate and surface repairs prior to installing the coating that is selected. The dynamics of liquid coatings will change depending upon the existing roofing system's waterproofing layer.

Metal Buildings

Metal buildings and structures with seam fastened metal roofs are almost always good candidates for a restoration system in the form of a liquid elastomeric coating. Most often, the approach here is to create a "three-course" reinforced flashing at the transitions such as panel ends and ridge caps, vents, skylights or any other roof curb by applying a bed of elastomeric or neoprene – polyester felt – and then another layer of elastomeric or neoprene on top of the reinforcement. Once the all of the detail work (described above) has been performed, the entire roof is then two-coated with the liquid elastomeric using a combination of spray equipment and squeegees.

Roof Coating -Detailing Individual cases will vary based on existing conditions, but on average these systems can be issued a renewable 10 year warranty, meaning that with proper care and maintenance, (i.e. another top coat of elastomeric applied at year 8 for example) your warranty can be extended for up to another 10 years.

In the case of a metal panel roof, the cost of a reinforced liquid applied system can be up to 40% less than the traditional roofing approach of installing flute fillers, coverboard insulation, and then a waterproofing / roofing membrane.

Modified Bitumen / Conventional Built-Up Roofs

here are two approaches in restoring a Modified Bitumen or Conventional Built-Up Roof - you either apply a coating to increase the surface reflectivity only, or a coating that will both increase the reflectivity as well as add additional waterproofing.

Acrylic Coatings are used to cool the waterproofing membrane(s) of the roofing system. These coatings do not add waterproofing, but slow the ageing of the existing bituminous roofing membrane by keeping it cooler. This approach is a good fit for a building with a normally aging roofing system that has very little or no leaks. The idea is to preemptively maintain the roof membrane with a reflective surface thereby lessening the solar load and reducing the daily thermo-stresses put on the membrane. You can expect a service life of 5-10 years for a reflective coating, depending upon the existing conditions on your specific roof, the type of coating selected, and the number of layers (coats) applied.

Elastomeric Roof Coating on Modified Bitumen Roof Elastomeric / Thermoplastic Coatings, on the other hand, will have the reflective properties of an aluminum or acrylic coating but will also add dependable waterproofing as well. In an elastomeric restoration system, the coating will be applied at a higher coverage rate than a reflective surface coating, and reinforcing polyester or fiberglass is added to the system. Similar to metal roofs, a three-course neoprene/polyester/neoprene treatment is performed at all roof penetrations and any damaged areas in the roof field prior to the application of the elastomeric coating on the entire roof area. Modified and Built-Up roofs that have limited leaks and a smooth membrane surface are excellent candidates for this type of roofing system.

EPDM Thermoset Single-Ply Roofing Systems


Ethylene-propylene-diene-monomer (EPDM) is a thermoset synthetic rubber membrane, with the feel and appearance of an inner tube tire. This rubber membrane is often installed beneath a heavy layer of washed river rock, ballast that keeps the roof on the building. If you have an exposed (non-ballasted) EPDM membrane, a reflective (acrylic) coating can be applied to reduce thermal stress and extend the membrane’s service life. However, because of the inherent shrinkage that can occur with this membrane, a case by case examination of the membrane and its function as a system is needed to determine if a restoration approach will be cost effective for you.

TPO / PVC / Hypalon Thermoplastic Single-Ply


Thermoplastic single-ply membranes (such as PVC, TPO, Hypalon and CSPE) are manufactured with a reflective surface, most commonly, white. In this respect, it is not very common for reflective, acrylic coatings to be applied. Over time however, it is possible for the membrane to begin to degrade from exposure and abuse. Elastomeric coatings are formulated to match the initial characteristics of a specific membrane, and can be applied to add anywhere from 10-20 years of additional life to a thermoplastic single ply.

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