Roof coating restorations are becoming a fast favorite among property owners with flat, low-slope, and metal roofs. A Denver roof coating can be done over your existing roof in a fraction of the time as a full roof replacement, and cause much less disturbance to the day-to-day function of the property. Best of all, the roof coating cost is typically a fraction of the price of a roof replacement.
So how much does a roof coating cost?
The true answer depends on several factors that will be specific to your roof. Generally speaking, a silicone roof coating can be done for between $5 and $8 per square foot of roof surface. When compared to the typical cost of a commercial roof replacement of $11-$15 per square foot, the choice is simple.
As a recent case-study, we visited a 4,800 square foot roof of a multifamily housing building in Denver. The roof was beginning to fail and clearly needed attention. The owners asked us for a quote to replace the roof. Our quote was one of the most competitive at $68,000. However, because the substrate was in good condition, the roof was a great candidate for a silicone coating. We proposed coating the roof for $33,000, which was ultimately what the owners decided to do. And now their roof is warrantied for the next decade, for less than half the cost of replacement!
Some factors that affect the roof coating cost are:
- What material is being coated? EPDM single-ply roofs usually don’t require a primer and may be less expensive. TPO roofs often do require a coat of primer. And asphalt-based systems like modified bitumen usually require a bleed-block primer before the coating material is laid down. Primers may add $1 per square foot of roof surface area being coated.
- What repairs are needed? Before a coating can be applied, any seam repairs or low-spots where ponding is occurring will need to be repaired. This can be $1-$2 per square foot of area being repaired.
- Power washing. Most roofs will need to be power washed to create a clean surface for the coating material to adhere to. Skipping this step can have serious consequences in the long-run. Power washing is usually about $0.50 per square foot.
- Seam repair. Before a coating layer is installed, professional Denver roof coating contractors will repair the roof seams on single-ply systems. Typical seam repair is done with polyester mesh and repair-grade coating material, costing around $2.50 per square foot. Badly damaged seams will require a thicker self-adhesive seam tape at $5.00 per square foot.
- Roof coating. The roof coating cost depends on the type of coating being used. Acrylic coatings can cost between $1.50-$2.50 per square foot. We tend to prefer silicone coatings even though they have a roof coating cost closer to $2-$3 per square foot, because they are more durable around water ponding and low spots. Regardless of the material, a thicker coating will always cost more. For silicone roof coatings, we usually suggest a 20-30 mil thickness (which qualifies for a 10 year warranty from most silicone manufacturers).
- Warranty fees. Coating warranties are optional for an additional cost from the material manufacturer. We highly suggest including a manufacturer warranty for added peace of mind when your coating project is complete. For a 10-year manufacturer warranty, the warranty fee can be between $0.25 and $0.50 per square foot (depending on the manufacturer).
Roof coatings can have a lot of advantages for many property owners that hope to extend the life of their roof for another decade or more. When your roof coating is warrantied by the manufacturer, it also brings additional peace of mind. And, when the warranty period expires, another layer of coating can be applied at an even lower roof coating cost to be able to extend the warranty another 10+ years.
Not all roofs are able to be coated, however. The roof sheathing and insulation cannot be more than 25% deteriorated or saturated, otherwise it is almost always more cost effective to replace the entire roof. The best roofs to coat are those that are on the verge of failing, but still have a dry deck and insulation layer. If your Denver commercial roof meets these criteria, you may want to think seriously about coating your roof.
The team at Sol Vista Roofing can help you determine if your roof is a good candidate for a roof coating. Contact us to get your assessment scheduled!