Can I Restore My Roofing System with Silicone Coating?

Silicone coating restoration is available for most common commercial roofing substrates — but not all roofs qualify. Here's how to determine if your roof is a candidate.

Substrates That Qualify

Silicone coating can be applied over: TPO, EPDM, PVC, metal, modified bitumen, smooth BUR, and existing spray foam. Each substrate requires specific preparation and potentially primer, but all are viable candidates when the underlying conditions are met.

The Eligibility Requirements

Three conditions must be met: the existing membrane must be in acceptable condition (not extensively delaminated or structurally failed), wet insulation must be below 25% of the total roof area, and the work must be performed by a manufacturer-approved contractor using approved materials.

How to Know If You Qualify

The only reliable way to determine eligibility is a professional inspection with core samples. Visual inspection alone cannot tell you the moisture level beneath the membrane — and that moisture level is the critical factor. Any contractor who assesses eligibility without core samples is making assumptions.

What to Expect

If your roof qualifies: core sampling → wet insulation removal → power washing → repairs → primer (if needed) → two coats of silicone → granule broadcast at foot traffic areas → manufacturer warranty issuance. Typical cost: $2–$5/sq ft. Typical completion: 1–5 days depending on roof size.

What If You Don't Qualify?

If wet insulation exceeds 25% or the membrane has failed, silicone coating over the entire roof may not be viable. Options include partial restoration (coating the eligible areas, replacing failed sections) or full replacement with a system that offers renewable warranty coverage.