What's the Ballpark Cost to Restore a Commercial Metal Roof?

Metal roof restoration costs vary based on whether you're applying silicone coating alone or spray foam plus coating. Here are the typical ranges.

Silicone Coating Only on Metal

A silicone coating restoration on a commercial metal roof typically costs $2.50–$5.00 per square foot. This includes surface prep, rust treatment, fastener and seam sealing with reinforced fabric, and the silicone topcoat at the required mil thickness.

Spray Foam Plus Silicone on Metal

Adding spray polyurethane foam for insulation value increases the cost to approximately $4.00–$8.00 per square foot, depending on foam thickness. Each additional inch of foam adds roughly $1.00–$1.50 per square foot but delivers R-6.5 of insulation value per inch.

Compared to Metal Roof Replacement

A full metal roof replacement typically runs $8–$15 per square foot or more, depending on panel type and complexity. Restoration at 30–60% of replacement cost — while also avoiding the significant disruption of tear-off — makes it the preferred option for most metal roofs in adequate condition.

Key Cost Variables

Factors affecting price include: degree of rust and surface preparation needed, fastener count and seam length, roof pitch and complexity, foam thickness (if applicable), and overall roof square footage.