What Is the Process, Warranty, and Cost of Silicone Roof Coating Systems?

Silicone roof coating systems are one of the most widely applicable and cost-effective commercial roofing restoration solutions. Here's a complete overview.

The Installation Process

1. Inspection with core samples to verify roof eligibility and identify wet insulation areas. 2. Wet insulation removal and replacement. 3. Power washing to remove all dirt and contaminants. 4. Seam and flashing repairs using reinforced fabric tape and compatible sealant. 5. Primer application (where required by substrate or manufacturer). 6. Silicone coating application at the required mil thickness for the chosen warranty. 7. Quality inspection and mil thickness verification.

Warranty Options

Manufacturer warranties are available in 10, 15, and 20-year terms, determined by coating thickness applied. 10-year warranty: typically 20 mils. 15-year warranty: typically 25 mils. 20-year warranty: typically 30 mils. At the end of the warranty period, a recoat renews coverage for another cycle.

Typical Costs

Silicone coating over TPO or EPDM: $2.00–$4.50/sq ft. Silicone coating over metal: $2.50–$5.00/sq ft. Factors affecting cost include roof size, wet insulation extent, required coating thickness, and roof complexity.

When It Makes the Most Sense

Silicone coating is ideal for: TPO or EPDM roofs with less than 25% wet insulation, metal roofs with no structural damage, modified bitumen roofs in acceptable condition, and any roof where the goal is renewed warranty coverage at minimum cost and disruption.