Roof Coating vs. Roof Replacement

When a commercial roof starts leaking, the choice usually comes down to restoring it with a coating system or tearing it off and replacing it. Here is how the two compare, and how we help you decide.

	Roof restoration (coating)	Roof replacement
Cost	Typically a third or more less	Highest upfront cost
Tear-off	None. Coating goes over the existing roof after repairs.	Full tear-off and disposal
Disruption	Low. Building stays open; some jobs take as little as two days.	Higher. Longer schedule, noise and debris
Rooftop equipment	Most units and fixtures stay in place	Units and fixtures often have to be lifted or moved
Warranty	Manufacturer leak warranties up to 20 years on qualifying silicone systems	Manufacturer warranty on the new system
Best when	Deck is solid and most insulation is dry	Deck is damaged or insulation is widely saturated

When restoration makes sense

If the roof deck is sound and most of the insulation is dry, restoration is usually the better value. Wet sections are cut out and replaced, problem areas are repaired, and the whole roof is sealed with a seamless coating. You get a renewed, warranted roof without paying for a tear-off.

When replacement is the right call

If the deck is deteriorated, the insulation is saturated across large areas, or the roof has reached the end of its life structurally, replacement is the honest answer. We install replacement roofing systems too, so our recommendation is based on your roof, not on what we want to sell.

How we help you decide

Our free roof assessment looks at the condition of the membrane, seams, flashings and insulation. We then give you a written recommendation with the options that make sense for your building and budget.

Request a Free Roof Assessment Call (203) 627-6053