As a building owner, you understand the importance of a durable, well-maintained commercial roof. It not only protects occupants but also helps prevent water intrusion that can compromise the building's structural integrity, among other essential functions. When a roof develops extensive damage or leaks, full replacement may be necessary. However, in many cases, restoring a commercial roof with elastomeric coatings can help revitalize its performance and extend its lifespan without a significant upfront investment, offering a cost-effective alternative to a full replacement.
Here's what you should know about restoring a commercial roof with protective roof coatings versus a full roof replacement, including how to decide which option is best for your building's condition and long-term needs.
Assessing Your Commercial Roof's Needs
When it comes to determining whether your roof needs to be replaced or restored, consider the following factors:
- Age: Most commercial roofs last 20 to 30 years, depending on the material, installation quality, and maintenance history. If your roof is nearing the end of its expected lifespan, it may be time to consider a full replacement.
- Condition: The severity and extent of signs of wear, such as leaks, cracks, soft spots, and visible damage, can help you choose between protective roof coatings and a full roof replacement.
- Color: A white or reflective roof that's significantly discolored or covered in debris may not provide the energy efficiency benefits it once did. If the underlying structure is sound, cleaning and recoating may be enough to restore its performance.
- Code: In most cases, building codes limit a structure to no more than two existing roof systems. When the second roof system reaches the end of its warranty, applying a protective roof coating can help extend its lifespan and potentially delay or avoid the need for a costly tear off.
In general, roof restoration is a good solution for normal aging and wear. If your building's roof has extensive leaks or structural damage, a full replacement may be the best option.
If you're unsure whether a restoration or replacement is best, call a qualified commercial roofing professional to inspect your building. They can give you a better idea of your roof's condition following a thorough inspection and guide you toward the most durable and cost-effective solution for protective roof coatings.
Roof Restoration: A Middle Ground
Roof restoration involves coating a commercial roof with a protective roof coating to extend its lifespan. Rather than removing the entire roof system, a commercial contractor will make localized repairs to fix leaks or damage before applying the protective coating. Most common commercial roofing materials are suitable for restoration.
For restoration to be effective, the roofing assembly must be structurally sound and free of wet or damaged insulation. If you have a metal roof, some rust or corrosion is acceptable, but the panels themselves must be strong and structurally intact. If there is widespread damage or if coatings have previously failed to adhere or perform, you may have to replace your roof.
As far as benefits go, applying a protective roof coating for restoration:
- Is significantly less expensive than a full roof replacement.
- Is faster to complete, with minimal disruption to building operations and occupants.
- Prolongs the existing roof's lifespan.
- Helps reduce the need for frequent repairs.
- Can reduce the building's cooling costs (with white or light-colored coatings).
Full Roof Replacement: When Necessary
A full roof replacement involves removing all existing roof materials and installing a completely new roofing system. While it's the more costly and time-intensive option compared to applying protective roof coatings, it may be necessary if the roof has extensive damage or is no longer performing effectively.
You may need to replace your facility's roof if you notice:
- Widespread physical or structural damage
- Recurring leaks that repairs can't resolve
- Cracks, soft spots, or a sagging roofline
- Visible signs of water damage (mold, mildew, or rot)
- Damaged or missing flashing
- Recurring ponding water issues
- A failed elastomeric coating or previous restoration attempt
TPO, PVC, and EPDM are single-ply membranes commonly used for low-slope commercial roof replacements, known for their durability, energy efficiency, and low-maintenance needs.
Protective Roof Coatings: Different Technologies and Benefits
Elastomeric roof coatings can help extend the life of your roof without the expense of a full replacement. Applied like paint, these coatings form a seamless protective layer that helps resist weathering and water intrusion. Four of the most popular technologies are silicone, acrylic, polyurethane, and butyl rubber.
Silicone Coatings
Silicone roof coatings are highly waterproof, durable, and require little maintenance. They cure quickly, making them ideal for time-sensitive projects and buildings in regions with severe or unpredictable weather. Light-colored or white silicone coatings reflect the sun's heat, helping reduce cooling needs. Silicone can be used to protect spray polyurethane foam, EPDM, TPO, PVC, acrylic coatings, concrete, metal, built-up asphalt, and modified bitumen.
These coatings are best for roofs prone to ponding water and complex roof assemblies that make conventional membrane installation challenging.
Acrylic Coatings
Acrylic coatings are cost-effective, UV-resistant, and flexible. Acrylic coatings can be used to protect spray polyurethane foam, metal, modified bitumen, built-up asphalt, EPDM, TPO, and PVC.
In general, they're best for budget-conscious projects where water accumulation isn't a key concern and on metal roofs with minimal rust, making them a great option for higher sloped metal roofs.
Polyurethane Coatings
Polyurethane coatings offer excellent durability and flexibility, holding up well against thermal expansion and contraction and mechanical wear. They're also highly resistant to ponding water and offer superior impact resistance compared to other coatings, making them a good choice for roofs with heavy foot traffic. These coatings can be used on polyurethane foam insulation, modified bitumen, EPDM, built-up roofing, and concrete.
Butyl Rubber Coatings
Commercial roof coatings made from butyl rubber are exceptionally flexible, make an excellent vapor barrier, and can handle ponding water. Butyl coatings can be used on built-up asphalt, modified bitumen, metal, concrete, and single-ply membranes, like EPDM, PVC, and TPO.
The right coating for your roof depends on your budget, roof material, and local climate. If you're unsure which type of coating is best for your building, consult a licensed roofing professional.
Protect Your Investment with Professional Support
When deciding between replacement and restoring a commercial roof with protective roof coatings, consider your budget, project timeline, impact on building operations or occupants, and your long-term goals for the building. Partnering with a knowledgeable roofing contractor who's familiar with your local climate and building codes can help you make the right decision for your building's specific needs.
Regular maintenance and timely repairs are essential to maximizing your roof's lifespan and continuing to protect your building and its occupants. Knowing when to restore or replace your commercial roof is a key part of that maintenance strategy. For expert guidance, contact a local roofing professional who can assess the current condition of your roof and recommend the best next steps to protect your investment.
