Silicone and elastomeric roof coatings — extend your existing flat roof's life by 10–15 years at a fraction of replacement cost.
A commercial roof coating is one of the most cost-effective ways to extend your flat roof's life by 10–15 years without a full replacement. We apply silicone and elastomeric coatings to TPO, modified bitumen, and built-up roofs throughout Austin.
Full roof replacement on a Austin commercial building runs $5–$12 per square foot. A professional roof coating runs $2–$4 per square foot. On a 20,000 sq ft building, that’s the difference between $100,000–$240,000 and $40,000–$80,000. And the coated roof lasts another 10–15 years.
Coating works by applying a seamless liquid membrane over your existing roof surface. It fills cracks, seals seams, and restores waterproofing and reflectivity. It’s essentially a new roof surface without the cost and disruption of a full tear-off.
Coating works best when your existing roof is structurally sound but the surface is deteriorating. Good candidates include:
Coating does not work when: the roof deck is compromised, insulation is saturated with moisture, or there are structural issues. We test for all of these during our free inspection — if coating won’t work, we’ll tell you before you spend a dollar.
Silicone: Handles ponding water (Austin’s #1 flat roof issue), maintains reflectivity longer, and doesn’t chalk or erode. Our recommendation for most Austin commercial roofs.
Acrylic: Lower cost, excellent UV resistance, and available in colors. Works well on sloped metal roofs where ponding isn’t a factor.
10–15 years for silicone coatings, 8–12 years for acrylic. When the coating reaches end of life, you can recoat again at lower cost than the initial application — essentially resetting the clock.
Most types, yes: metal, TPO, PVC, modified bitumen, BUR, and SPF roofs are all coatable. The roof must be structurally sound with dry insulation. We core-test insulation moisture levels during our free inspection to verify eligibility.
Roof coatings are typically classified as maintenance (not capital improvement), which means they can often be fully expensed in the year applied rather than depreciated over 39 years. Consult your CPA for specifics, but this is a significant tax advantage over full replacement.
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