Roof Coatings That Extend the Life of Mississippi Roofs

Which Roofs Can Be Coated

Coatings are mainly used on low-slope and metal roofs, the kind found on commercial buildings, warehouses, churches, shops and some homes. Good candidates include:

• Metal roofs with surface rust, loose fasteners or leaking seams
• Single-ply membranes such as TPO and EPDM with aging seams but a dry substrate
• Modified bitumen and built-up roofs
• Spray polyurethane foam roofs, which need a protective topcoat

Steep-slope asphalt shingle roofs are generally not candidates for restoration coatings. We confirm suitability with a moisture check, because a coating should never seal in wet insulation.

Silicone vs. Acrylic in Mississippi's Climate

Silicone

Silicone coatings resist UV breakdown and tolerate ponding water better than most alternatives, which makes them a strong fit for Mississippi's long summers and flat roofs that hold water after storms. With proper application, 15 to 20 years of performance is common.

Acrylic

Acrylic coatings are water-based, cost less and work well on roofs that drain well, typically lasting 10 to 15 years. They are not ideal where water stands for long periods.

Both come in white and light colors that reflect a large share of solar heat, which lowers roof surface temperatures and can reduce cooling loads on the building below.

Our Application Process

1. Evaluation: we inspect the roof, check for trapped moisture and confirm the deck and insulation are sound.
2. Cleaning: the surface is pressure washed to remove dirt, chalking and biological growth.
3. Repairs: wet areas are replaced, fasteners are tightened or replaced and seams and penetrations are reinforced with fabric and sealant.
4. Primer: applied where the substrate and product require it for adhesion.
5. Coating: applied by spray or roller to the specified thickness, often in more than one coat.
6. Final inspection: we check coverage and thickness and walk the roof with you.

Because coatings cannot be applied during rain or when rain is expected during the curing window, typically several hours for most products, we schedule around the forecast. Dew also affects timing.

Cost Compared With Replacement

A professional roof coating typically costs about 50 to 70 percent less than a full roof replacement and can add roughly 10 to 20 years of service life, depending on the product, thickness and maintenance. With no tear-off, there is little waste and businesses usually stay open. Your actual price depends on roof size, condition, repairs and the coating system, so we provide a free written evaluation. For low-slope roofs that need more than a coating, see our flat roof repair and TPO and EPDM roofing services.

When a Coating Is Not the Right Answer

• Insulation or decking is saturated across large areas
• The structure is deteriorated or the deck is failing
• The roof has severe ponding caused by structural sagging
• The existing membrane is badly blistered or detached

In those cases, a coating would only cover a deeper problem, and we will recommend replacement instead. Our roofing and roof replacement page explains those options.

Common Questions