Silicone Roof Coating Systems
Why do a complete tear-off if you can restore it?
Cost of Silicone Roof Coating Systems
An average 20,000 sq. foot commercial roof usually costs between
$3.50 and $7 per square foot in materials and labor to install a typical silicone roof coating system.
Increased material costs, gas prices, and many other variables can push the cost of an installation past (or below) the $3.50-$7 threshold.
NOTE: As of May 2026, pricing can be volatile with law changes.
Other variables that affect pricing include:
- The current cost of materials
- Size of your roof
- The amount of wet insulation
- Condition of the existing roof
- Access to your roof
- Length of warranty
This article discusses these cost variables in more detail.
Silicone Roof Coating systems for Commercial Facilities
What if we told you that you can renew your commercial roof waterproofing capabilities without replacing your entire roof system? A Silicone Restoration Membrane (SRM), will renew your roof into a seamless, low-maintenance system with long-lasting performance… while renewing your warranty!
Much more than roof paint, a Silicone Restoration Membrane from West Roofing Systems, out of Cleveland, Ohio, delivers a high-performance, economic, and environmentally friendly alternative to re-roofing. If your existing roof is in relatively good shape but reaching the end of its warranty, West Roofing Systems has the answer for you.
Chris West, President of West Roofing Systems, talks about silicone roof coatings, how much they cost, what benefits they have, how it gets installed, and much more.
A Smart Alternative to Re-Roofing
Commercial Roof Surveys for Roofing Projects
A Silicone Restoration Membrane is a versatile and self-flashing silicone membrane material perfect for commercial roof renewal. After the existing roof is clean and repaired, the silicone coating is sprayed on, sealing any imperfections and adding a waterproof layer on your commercial roof.
Whether your roof is flat or pitched, an SRM can handle any type roof, including those with skylights, vents, HVAC units, and drainage systems. Our experienced project managers and applicators bring decades of roofing experience to each job. West Roofing Systems knows when to repair or replace a roof, giving you options that ensure the best solution at the best price.
Restoration Without Replacement Disruption
Silicone Roof Coatings in Lagrange for aging commercial roofs showing surface wear and minor leaks
An aging single-ply or metal roof with surface cracks, chalking, and isolated leak points does not always require full replacement. West Roofing Systems, Inc. applies silicone roof coatings in Lagrange to restore weatherproofing and extend service life by ten to twenty years, creating a renewed membrane over the existing system without the expense or operational disruption of tear-off. These coatings bond to substrates including EPDM, TPO, PVC, metal panels, built-up roofing, modified bitumen, and spray foam, forming a flexible, monolithic layer that accommodates thermal movement and structural shifts.
Silicone formulations resist UV radiation without breaking down or losing thickness, and they tolerate ponding water indefinitely, unlike acrylic coatings that soften and degrade when submerged. This makes them particularly effective for flat roofs with drainage issues or low-slope sections where water sits for extended periods after storms. The coating fills small cracks and gaps, reinforces seams and fasteners, and provides a reflective surface that reduces heat absorption and lowers cooling costs during summer months.
Schedule a roof evaluation to determine coating compatibility and surface preparation requirements for your building.
What Silicone Application Involves
Surface preparation includes power washing to remove dirt and biological growth, followed by repairs to address any structural damage, open seams, or failed fasteners that could compromise adhesion. The silicone coating is then roller- or spray-applied in one or more passes to achieve the specified dry mil thickness, typically twenty to thirty mils, with seams and transitions receiving additional reinforcement. Curing occurs rapidly, often allowing foot traffic within hours and full exposure to weather within a day, minimizing downtime for businesses operating beneath the roof.
After application, the roof surface becomes uniformly bright and reflective, noticeably cooler to the touch on sunny days compared to the aged, heat-absorbing membrane underneath. Leaks that originated from cracked seams or deteriorated flashings stop immediately, and the coating's flexibility prevents new cracks from forming as the building expands and contracts with temperature changes. Maintenance becomes less frequent, with periodic inspections replacing emergency repair calls.
Coatings work best when the underlying roof structure remains sound and the existing membrane has not suffered extensive delamination or water-saturated insulation. Facilities with localized damage or surface-level wear gain the most value, while roofs with widespread structural failure or saturated decking require more intensive intervention before coating eligibility. West Roofing Systems, Inc. conducts moisture surveys and core samples during evaluation to confirm that coating represents a viable long-term solution rather than a temporary patch.
Questions About Roof Coating Systems
Commercial property owners in LaGrange frequently weigh coating against replacement when facing roof issues, making clarity about application limits and performance expectations essential.
What roof conditions disqualify a building from coating eligibility?
Extensive membrane shrinkage, widespread insulation saturation, structural deck deterioration, or active interior leaks from multiple locations indicate that coating will not address underlying problems and full replacement becomes necessary.
How does silicone perform in areas where water ponds for days after heavy rain?
Silicone remains chemically stable and maintains adhesion even when submerged continuously, making it the preferred coating chemistry for roofs with drainage deficiencies, though improving drainage still extends overall system life.
What happens during a typical coating application on an operating facility?
Most work occurs on the roof exterior with minimal interior access required, allowing businesses to continue normal operations throughout the project, with odor and noise limited to the immediate roof area and weather-dependent scheduling to avoid rain during curing.
How often does a silicone coating need reapplication to maintain protection?
Depending on exposure and initial thickness, recoating intervals typically range from ten to fifteen years, with inspections identifying wear patterns and areas requiring touch-up before widespread failure occurs.
What types of commercial roofs benefit most from coating instead of replacement?
Metal roofs with surface rust but sound panels, single-ply membranes with seam issues but intact field areas, and spray foam systems needing UV protection all gain significant lifespan extension at a fraction of replacement cost.
West Roofing Systems, Inc. provides documented assessments showing moisture readings, substrate condition, and projected coating performance based on your roof's current state and building use. Arrange a consultation to review eligibility and receive material specifications tailored to your system type.