Commercial roof coating
A restoration coating is a fluid-applied membrane rolled or sprayed over an existing roof that is still sound and dry. It seals small defects, adds a new weathering surface and, in white, reflects sunlight. Installed prices typically run $0.65 to $1.75 per sq ft for acrylic, $1.50 to $2.50 per sq ft for silicone and $2 to $5 per sq ft for polyurethane, against $4 to $16 per sq ft for a replacement roof.
Silicone coating
$1.50 to $2.50 per sq ft
Acrylic $0.65 to $1.75 per sq ft.
When a coating makes sense
- The roof is aging but the insulation underneath is dry.
- Leaks are at details and seams, not from widespread failure.
- You want to add years to the roof for a fraction of the cost of replacement.
- You want a reflective roof to cut cooling loads in a hot climate.
- A tear-off would disrupt tenants or operations below.
What roof coatings typically cost
| Job | Typical price |
|---|---|
| Acrylic Water-based, good UV resistance, not for ponding | $0.65 to $1.75 per sq ft |
| Silicone Handles ponding water, hard to recoat with anything else | $1.50 to $2.50 per sq ft |
| Polyurethane Tough, for foot traffic and impact | $2 to $5 per sq ft |
| Repairs before coating Seams, flashings, wet areas | $300 to $1,100 |
Coating prices from a national home services cost guide (2025 edition), read November 2026. Commercial jobs over large areas often price lower per sq ft. A guide, not a quote.
Coatings and energy
The US Department of Energy guide to cool roofs explains that a reflective roof absorbs less sunlight, which can lower cooling costs and roof temperatures. The benefit is largest on buildings with high cooling loads in sunny, hot climates; in cold climates some heating benefit is lost in winter. ENERGY STAR lists roof products that meet its reflectance criteria.
What a sound coating job includes
Moisture survey first
Coating over wet insulation traps water in the roof. Wet areas are cut out and replaced before any coating goes on.
Cleaning and priming
A pressure wash and the primer the coating maker specifies for that membrane.
Details reinforced
Seams, flashings and penetrations treated with reinforcing fabric or mastic before the field coat.
The right thickness
Coatings are specified by dry film thickness, measured in mils. Ask for the thickness and how it will be checked.
A coating suited to the roof
Silicone where water ponds; acrylic on well-drained roofs; polyurethane where there is traffic.
A written warranty
Coating warranties vary from a few years to 20, usually tied to thickness. Know what is covered.
Thinking about coating instead of replacing? Have a roofer who covers your area check the roof first.
Ask for a free quoteHow a roof coating job usually goes
Survey and cores
Confirm the roof is sound and dry, and map any wet areas.
Repair and clean
Replace wet areas, fix seams and flashings, then wash the roof.
Prime and detail
Primer where required, then reinforce every detail.
Coat and check
Base and top coats to the specified thickness, checked with a gauge.
Questions people ask
How much does a commercial roof coating cost?
Typically $0.65 to $1.75 per sq ft for acrylic and $1.50 to $2.50 per sq ft for silicone, installed, plus any repairs first.
How long does a roof coating last?
It depends on the product and thickness; warranties commonly run 10 to 20 years for thicker applications. Many coatings can be recoated later to extend life again.
Silicone or acrylic?
Silicone handles ponding water and weathers well but is hard to recoat with other materials. Acrylic is cheaper and good on well-drained roofs, but should not sit under standing water.
Can a coating go over any roof?
Over most membranes and metal, if the roof is sound and dry. It should not go over wet insulation, a failing deck or a roof that is already badly worn.
Does a white coating save energy?
On buildings with high cooling loads in hot climates it can. The Department of Energy explains when it pays back.
Get a coating assessment
The building ZIP, where to reach you, then a few taps about the roof. About a minute.
This is a free matching service, not a commercial roofer. We look for one who works in your area and tell you their name before anything is shared. Nobody contacts you until you say yes.
Thanks, your enquiry is in.
- We look for a commercial roofer who covers your building and does this kind of work, then email or call to tell you who it is.
- Your details reach that firm only if you say yes.
- They inspect the roof and give you a written price. No marketing from us, ever.