When Burlington County Commercial Roofs Need Coatings Instead of Replacement

Burlington County, NJ is a bustling region of South Jersey with numerous commercial corridors and industrial zones. Most commercial buildings have a specific type of flat or low-slope roof protected by a membrane, such as TPO or EPDM. While these membranes may last 15-30 years, there may come a time when you’re faced with a choice of getting a roof replacement early or applying a roof coatings. A commercial roof coating may improve the durability and lifespan of a commercial roof—and save you money.

Here’s everything you need to know about applying commercial roof coatings instead of getting a roof replacement in Burlington County.

What is a Commercial Roofing Coating?

First, let’s discuss the nature of these coatings. Commercial roof coatings can either be liquid-applied or spray-applied over the existing membrane. Most coatings use materials like acrylic, silicone, polyurethane, and elastomeric. When the coatings are applied, they create a seal over the membrane by filling in cracks. Most also add a level of reflectivity to ensure that UV exposure doesn’t continue making the membrane brittle.

Roof coatings provide many advantages including cost-effective and faster installation, as well as minimal disruption, when compared to a full roof replacement. For businesses that need to stay within a constrained budget and not have any downtime, roof coatings are a wise option.

Signs a Commercial Roof May Need Coating Instead of Replacement

Most commercial roofs with membranes can get a liquid-applied or spray-applied coating without issue. However, if there is extensive wear or damage, a full roof replacement may be the better choice.

Here are four factors that commercial roofers in Burlington County use to determine whether your roof is ready for a coating:

• Surface wear: Generally, the commercial roof is in good condition. There can be some minor cracks, blisters, and granule loss, as these can get filled in by the coating.
• Only minor seam damage: The roof’s seams are intact and show no signs of major structural damage.
• Under warranty or recently replaced: A newer roof that shows some sign of wear and tear is a prime candidate.
• Energy efficiency concerns: If your utility bill has been rising, it may be time to consider a coating to add an extra protective layer that will keep the building cooler.

Types of Damage That Commercial Roofing Coatings Can Address

As previously mentioned, commercial roof coatings can address various forms of damage. It’s not a cure-all, just a band-aid, but they do last around 10-20 years. When used to repair minor issues, coatings can certainly extend the lifespan of a commercial roof.

Here are the types of damage that roof coatings fix:

• UV and weathering: Membranes begin to fade and grow brittle when there is an excessive amount of UV exposure and temperature cycling.
• Minor issues: Tiny leaks and small punctures can be filled in by the sealant.
• Ponding water: Water begins to pool when membranes start to depress. Coatings can smooth out membrane surfaces to temporarily improve drainage.
• Edge and flashing wear: Environmental damages can lead to worn edges, flashing, and fasteners. Coatings provide an additional layer of protection.

Limitations of Roof Coatings

While roof coatings can do a lot of good for a TPO or EPDM roof, they aren’t a magical solution to every problem. There are a couple of things that roof coatings simply aren’t designed to fix. First, roof coatings aren’t suitable for commercial roofs with extensive water damage, rot, or structural failure. In this case, the building would need roof deck repair or replacement, along with brand new materials.

If your commercial building has saturated insulation or sagging roof decks, speak to a commercial roofing contractor first.

Step-by-Step Process for Applying a Commercial Roof Coating

Now that you’ve learned about roof coatings, including what they are and how they function, let’s discuss the steps to applying them.

1. The roofing contractor you hire will clean the roof surface thoroughly. Debris, dirt, oils, and previous coatings need to be removed to ensure precise application.
2. Next, minor damage is repaired. Flashing is reattached. Corrode hardware is replaced. Cracks are patched.
3. Primer is applied, if needed.
4. The roof coating is applied, usually with 1-2 layers.
5. Last, after the coating has dried, the roofer inspects it to make sure coverage is uniform. Any missed spots will be coated.

Benefits of Choosing Coatings Over a Roof Replacement

Commercial roof coatings are an advantageous choice. Not only is it cheaper to apply a roof coating instead of a full replacement, but the downtime for installation is minimal. That also reduces the cost of labor. Secondly, roof coatings extend the life of your roof by enhancing reflectivity and waterproofing, as well as filling in minor cracks. Due to this, the property will see better energy efficiency.

Roof coatings are also environmentally-friendly, since waste is reduced when the old roof doesn’t have to be torn off prematurely.

How to Decide Between Coating and Replacement

Choosing between a commercial roof coating and a full replacement comes down to weighing the condition of the roof and your long-term goals. Yes, a roof coating may extend the lifespan of a commercial roof by two decades, but the coating is as effective as the structure’s condition.

First, consider the current roof age, condition, and maintenance history. A roof nearing the end of its expected lifespan may not benefit from a coating if materials have already deteriorated beyond surface wear.If the roof has been well-maintained and regularly inspected, a restoration coating is better than a replacement because hidden damage is less likely to have occurred.

A professional inspection will help business owners or property manager evaluate the membrane integrity. A contractor can assess damage that isn’t visible on the surface. Moisture scans, seam inspections, and core samples may be used to determine whether insulation is saturated or if the decking has begun to deteriorate.

Ultimately, whether you want a coating or a replacement comes down to whether the roof has experienced extensive damage and if the cost is deemed worthwhile. If the roof will require a replacement within a short timeframe, applying a roof coating is only delaying the inevitable.

Get a Commercial Roofing Coating in Burlington County, NJ Today

Burlington County commercial buildings can benefit from roof coatings. When damage or aging is minor, a roof coating can extend your roof’s lifespan by many years. Increased longevity means that your commercial roof will hold up better against UV exposure, storm damage, and high humidity.

If you would like to know more about commercial roof coatings, consider calling RGB Construction. Our experienced commercial roofers in Burlington County are licensed, insured, bonded, and GAF-certified. We can answer your questions, inspect your roof, and give you the best options that suit your budget and needs.