Commercial Roof Coating Systems
Restore Your Flat or Metal Roof, Don’t Replace It Before You Have To
If you want to add 10-20 years of life to your roof, without a noisy, costly tear off, a roof coating system may be perfect for you! Modern Roofing installs seamless, reflective coating systems that stop leaks, improve energy performance, and keep your business running with minimal disruption.
Why Choose a Roof Coating?
A roof coating system lets you restore rather than replace.
By renewing the existing surface with a high‑performance liquid membrane, you can add 10–20 years of service life while avoiding the expense of new roofing. That longevity, combined with material efficiency, typically costs 40–60% less than a full tear‑off.
Coatings are built for business continuity.
There’s no tear‑off, no heavy equipment, and no exposed roof at day’s end, so most facilities remain fully operational throughout the project. Our crews stage carefully and keep access points clear, limiting noise and disruption while work progresses across your roof.
Performance starts with waterproofing.
The system creates a seamless membrane that bridges seams, penetrations, flashings, edges, and fasteners the areas most prone to leaks. By sealing these details and reinforcing weak points, coatings stop existing moisture intrusion and help prevent new leaks from forming, supporting long‑term reliability and performance.
You’ll also gain efficiency and sustainability benefits.
Highly reflective “cool roof” top coats reduce heat absorption and can lower cooling costs, while skipping a tear‑off keeps waste out of landfills. When the term ends, the roof can be cleaned and recoated to renew the warranty and a uniform, like‑new look.
Roof Types We Can Restore
Flat & Low‑Slope Roofs:
TPO, PVC, EPDM, Built‑Up (BUR), Rolled Roofing, Modified Bitumen
Metal Roofs:
Virtually any commercial metal panel roof
Flat Roof Restoration
(TPO, PVC, EPDM, BUR, Mod Bit)
- Pressure Wash the Roof
Clean the entire surface with a 4,000 PSI wash with GAF Cleaning Concentrate to remove dirt and contaminants for proper adhesion. - Seal All Penetrations & Edges
Apply sealant at penetrations, drains, flashings, and edges to create watertight detail work. - Seal All Seams
Reinforce seams with system sealant to tie the surface together as a continuous membrane. - Apply Roof Coating System
We apply GAF High Solids Silicone per the specifications for a 10+ year warranty. This reflective top coat is a seamless, UV‑resistant, waterproof barrier that extends your roof life.
Key Benefits for Flat Roofs
- Leak‑stopping seamless membrane
- Lower rooftop temperatures and energy use
- No removal or exposure; your building stays protected each day of the project
Metal Roof Restoration
- Pressure Wash the Roof
Deep clean with a 4,000 PSI with an approved cleaner to remove grease, oil, rust residue, and contaminants. - Prime Rusted Areas
Apply a rust‑inhibiting primer to arrest corrosion and protect the substrate. - Seal Seams
Seal all vertical and horizontal panel seams for watertight overlaps and joints. - Inspect & Seal Fasteners
Tighten/replace loose fasteners and seal fastener heads to lock out water. - Seal Penetrations & Flashings
Detail vents, curbs, joints, and repair areas. The most common leak points. - Apply The Coating
Apply two coats of GAF Premium Acrylic HydroStop® Top Coat per the specifications for a 10+ year limited warranty or guarantee. This finish is reflective, seamless, and UV-resistant to protect against weathering.
Key Benefits for Metal Roofs
- Stops seam and fastener leaks
- Encapsulates metal to help prevent rust and corrosion
- Restores a clean, uniform appearance
What to Expect with Modern Roofing
Thorough Inspections & Transparent Assessments
We don’t just take a quick glance. Our team documents conditions with photos and videos and clearly explains whether coating, targeted repairs, or replacement makes the most sense. If storm‑related damage is present, we’ll outline next steps and insurance options.
Clear Pricing With No Hidden Costs
You’ll receive an itemized proposal showing surface prep, detail work, product specifications, coating thickness, and warranty options. No surprise add‑ons.
Business‑Friendly Scheduling & Safety
We coordinate access, staging, protection of entrances and equipment, and maintain a watertight condition at the end of each workday so operations can continue.
Qualified Installers & Quality Materials
Our crews follow manufacturer specifications for surface prep, detailing, and application because long‑term performance starts with proper installation.
Insurance Guidance (If Storm‑Related)
If part of your roof’s condition is tied to a recent storm, we can help you navigate the claim process and coordinate with your adjuster.
Curious to learn more?
Insurance
Maintenance
Emergency
Replacement
Warranty Options
Choose from 10‑, 15‑, and 20‑year coating system warranties.
At the end of the term, the system can typically be cleaned and recoated to begin a new warranty period.
- Free Inspection & Condition Report – Documentation with photos/video.
- Proposal & Scope Review – Line‑item pricing, product specs, and warranty options.
- Scheduling & Site Preparation – Safety plan, protection of property, and access coordination.
- Surface Prep & Detailing – Cleaning, seam/penetration work, and primer (as required).
- Coating Application – Uniform coverage to specified thickness for the selected warranty term.
- Final Walk‑Through & Cleanup – Photos, punch‑list completion, and warranty documentation.
Real Stories, Real Peace of Mind
At Modern Roofing, nothing speaks louder than the words of those we’ve helped. From simplifying insurance claims to preventing leaks, discover how we’ve made a difference for people just like you.
Frequently Asked Questions
What is roof restoration and how is it different from a full replacement?
Restoration repairs, seals, and coats your existing roof to extend its life without tearing it off. We clean, prep, and apply a protective coating that restores waterproofing and performance, adding 10–20 years while saving cost and disruption.
Which types of roofs can be restored with coatings?
Most flat and low‑slope commercial roofs (TPO, EPDM, PVC, modified bitumen, BUR) and commercial metal roofs are great candidates.
How long does a roof coating system last?
Typically 10–20 years depending on coating type and specified thickness. At the end of the term, the roof can usually be cleaned and recoated for another full warranty period.
How much downtime or disruption should we expect?
Very little. Coatings are applied to your existing surface no tear‑off, no demolition, and areas remain watertight at day’s end. Most businesses stay fully open.
Will a restored roof help with energy savings or cooling costs?
Yes. Most systems are highly reflective, reducing rooftop temperatures and helping lower interior cooling costs.
Are coatings environmentally friendly?
Absolutely. Restoration avoids sending tons of old roofing to landfills, extends the life of existing materials, and improves energy performance.
What happens when the warranty term ends, can the roof be recoated again?
Yes. That renewability is a major advantage. Clean, address any minor repairs, and recoat to start a new term.
Is a roof coating just paint?
No. Roof coatings are thick, elastomeric membranes designed to expand, contract, and waterproof. Paint is cosmetic. Coatings create a durable, watertight system engineered for UV and weather exposure.
Do you offer free estimates?
Yes. We provide a free inspection and estimate with documentation and a clear proposal outlining options and warranty terms.
How long does a typical restoration take?
Most projects are completed within a few days to two weeks, depending on roof size and weather. Faster and cleaner than replacement.
Will a roof coating add weight?
No. Coatings are lightweight- typically less than 1 lb per square foot, which is negligible for commercial structures.
How do I know if my roof is a good candidate?
If the roof is generally dry underneath, structurally sound, and not saturated, it’s likely a strong candidate. Our free inspection will confirm next steps whether that’s coating, targeted repairs, or replacement.
Still have questions? Contact Us or call (864) 947-4818
We’re here to help.
Ready to Restore Instead of Replace?
Protect your building, control costs, and extend roof life without shutting down business.
Get a Free Roof Inspection
We’ll document your roof, explain your options, and provide a clear proposal with 10‑, 15‑, and 20‑year warranty choices. No pressure, no surprises.
