Roof Coatings Explained: When They Work and When They Don’t

Roof Coatings: Is Your Commercial Roof a Good Candidate?

Maintaining a commercial roof is critical to the overall health of your building. One way to extend the life of your roof and improve its performance is by applying a roof coating. Roof coatings offer a cost-effective solution for many businesses, with costs often 50-70% less than a full flat roof tear-off and replacement. However, they aren’t suitable for every situation. Let’s explore how to determine if a roof coating is right for your building, the benefits they offer, and the potential risks involved.

What Are Roof Coatings?

Roof coatings are fluid-applied membranes that form a seamless, protective layer over your existing roof. Common types include acrylic, silicone, polyurethane, and elastomeric coatings. They’re designed to improve the durability, energy efficiency, and weather resistance of your roof.

How to Tell if a Roof Coating is Right for You

Determining whether a roof coating is the best option for your building depends on several factors:

1. Roof Condition: A roof coating is ideal for roofs that are structurally sound but showing signs of aging, such as small cracks, minor leaks, or wear and tear. However, if your roof has a high degree of saturated insulation or severe structural damage, a coating is not the solution, as these issues must be addressed before any coating application.
   
   

2. Roof Type: Flat or low-slope roofs are the best candidates for coatings, as these surfaces allow for an even application and optimal performance. Metal roofing can also benefit from fluid-applied systems, as coatings help protect against corrosion, enhance reflectivity, and seal minor gaps or seams for added durability.
   
   

3. Age of the Roof: Coatings are often applied to roofs nearing the end of their service life to extend functionality by 10-20 years, depending on the coating system.
   
   

4. Inspection and Preparation Needs: A professional inspection is critical to assess whether your roof qualifies for a coating. Advanced diagnostic methods, such as thermography or capacitance testing, can identify hidden issues like saturated insulation or moisture intrusion that must be addressed before applying the coating. Any repairs or cleaning must be completed to ensure proper adhesion and longevity.
   
   

Benefits of Roof Coatings

1. Cost Savings: Roof coatings are significantly less expensive than a full roof replacement. They reduce material costs and labor expenses while providing a long-lasting solution.
   
   

2. Energy Efficiency: Reflective coatings reduce heat absorption, lowering cooling costs and making your building more energy-efficient.
   
   

3. Environmental Impact: By prolonging the life of your existing roof, coatings minimize waste that would otherwise end up in a landfill.
   
   

4. Improved Durability: Roof coatings protect against UV radiation, water damage, and weathering, helping your roof withstand harsh environmental conditions.
   
   

5. Seamless Application: Coatings create a continuous, waterproof membrane without seams or joints, which are common areas for leaks.

Risks of Roof Coatings

While roof coatings offer many benefits, there are risks to consider:

1. Not a Fix for Major Issues: Coatings won’t resolve significant structural damage. Applying a coating to a failing roof may lead to wasted money and additional problems.
   
   

2. Preparation Is Key: Improper preparation, such as failing to clean the roof or repair damage beforehand, can cause the coating to fail prematurely.
   
   

3. Specific Compatibility Issues: Certain roof materials may not be compatible with all types of coatings, so it’s important to select the right product for your roof type.

Does Your Building Qualify for a Roof Coating?

To determine if your building is a good candidate for a roof coating, consider the following:

• Roof Accessibility: Is your roof easily accessible for inspection and application?
• Building Use: Does your building have sensitive operations that could be disrupted by major roofing projects? A coating minimizes downtime compared to a replacement.
• Budget Constraints: Are you looking for a cost-effective way to extend the life of your roof?
• Environmental Goals: Do you aim to improve energy efficiency and reduce your environmental footprint?
• Warranty Requirements: Coatings often come with warranties of up to 20 years or greater, particularly for NDL (No Dollar Limit) systems. Ensure the warranty meets your expectations.

Conclusion

Roof coatings can be an excellent investment for commercial buildings, offering cost savings, enhanced durability, and environmental benefits. However, they’re not a one-size-fits-all solution. A professional evaluation is essential to determine if a coating is the right choice for your roof.

At Kapili Solar Roofing & Painting, we specialize in commercial roofing, painting, and waterproofing solutions tailored to Hawaii’s unique climate. Contact us today to schedule a roof inspection and find out if your building qualifies for a roof coating system. Our team of experts is here to guide you every step of the way!