Is roof restoration worth it?

What is a roof restoration?

Roof restoration is a way to repair any problems and weak areas of a roof, including the fasteners, flashings, and seams, while also building a new roof surface. After a roof restoration, there is a better-protected structure against leaks and a new non-prorated warranty.

So, what makes the difference between a roof restoration vs roof replacement? With a roof replacement, the existing roof is completely removed, and a new roof is installed. You are getting two jobs done, and paying for two jobs, but with roof restoration, you’re getting a roof as good as new for half the cost, maybe less than half! 

Other reasons that going with a roof restoration on a commercial flat roof include: 

• The Cost — As we just stated, a roof restoration is a money saver, up to half as much, sometimes more. 
• The Convenience — A roof restoration takes less time than a new roof installation. With shorter time of labor, that is a money saver right from the start. There is less disruption to so that your employees, clients, and visitors aren’t inconvenienced. 
• Energy Savings — Most flat roofs have a white top coating, and while that may not be an architectural style you like, it is energy-efficient, aka, a money saver. The reflective white roof coating used in roof restoration is a great help in reflecting the sun’s UV rays and keeping the interior cooler, a huge deal in Texas summers. This puts less strain on the HVAC system and helps keep energy cost down. 
• Like New — With a proper roof restoration, the high-risk areas are reinforced to prevent leaks going forward. 

What does roof restoration include?

A roof restoration will involve a thorough cleaning of the existing roof, typically with a high-pressure spray. The removes any algae, dirt, grit, moss, and mold that has covered the roof. Then any damages are repaired, replacing any missing flashing, etc. 

Then a roof restoration coating is applied. This coating is a reflective coating that will prevent leaks and rust, extending the lifespan while saving you money and time. How long does a roof restoration last?  

The typical lifespan of a commercial roof is 20 years when properly maintained. A roof restoration can add another 15 years of life, and defer the expense of a complete replacement to work with the capital budget and your daily budget.

How much should a roof restoration cost?

A commercial roof restoration can cost between $6/per square foot and up to $10/per square foot. When you compare the cost of a new commercial roof of $25/per square foot, the immediate financial benefit is obvious. 

How do you know when to do roof restoration? 

It is important to have monthly roof inspections by your maintenance team. This enables issues to be caught and addressed before a leak starts and causes major costs and problems. In addition to the monthly inspection by your staff, a professional inspection is recommended once a year. Indications that a roof restoration is needed include: 

• The general appearance of the roof from the ground, with and without using binoculars. Look for any damage, discoloring, or worn conditions. Some buildings with a flat roof will require getting on the roof and walking around looking for things like loose or missing flashing, vents boots, etc. 
• Cracked components or separations are areas where leaks are invited. A roof restoration will seal those areas up and prevent any leaks.
• Water stains are better inspected and judged by a professional roofing contractor. They will check the membrane for any barrier or membrane issues, signs of ponding, or puddling of water.  
• Algae, mildew, and mold are organic substances, most common in moist environments or where there is a lot of trees. In addition to a roof restoration cleaning these off, it will also seal any areas where moisture is building up under the roofing surface that could be a potential leak. 

Products for Roof Restoration

What are the most common and recommended commercial roof restoration coatings and commercial roof restoration products? An experienced commercial roofing contractor that knows how to restore a flat roof will use an elastomeric base coating on the prepped roof surface. This enables them to build up a uniform thickness that is maintained throughout the roof restoration installation process. This base coat material reduces the need for the contractor to apply a primer. 

Next, a topcoat is applied that provides UV reflectiveness and stability, with moisture protection. This roof restoration coating is a bright-white membrane, ideal for reflectivity. However, at the customer’s request, a custom tint can be added. 

The equipment used in these steps may be an airless sprayer, aka spray rig, for applying an elastomeric coating connected to a hydraulic pump that will atomize coating materials. In some cases, the contractor may also use a Tank Spreader, a newer type of equipment in the roof restoration business. Another less expensive and easier to use option, but one that’s just as effective as the airless sprayer, is a Nap Roller. This is typically smaller square footage roof restorations.