How Much Does It Cost to Coat or Seal a Roof in Colorado?
A roof coating is an application atop an existing roof substrate to extend the life of an existing roof. Homeowners, building owners, and property managers often contact a local roofing company because of a roof leak. A long-lasting repair like a coating can delay the capital expense until an expensive roof replacement is necessary.
A roof coating is not always possible, depending on the roof’s condition and any moisture saturation below the roof’s surface. It is critical to have a professional roofing company inspect your roof before proceeding. When recommended and installed correctly, a roof coating costs much less than a complete roof replacement.
Unlike a roof replacement, a roof coating may not be a known option for many. Once educated, a typical question is, how much does it cost to coat a roof?
Material and labor costs will vary based on several factors, including the roof’s structure and condition, necessary repairs before coating, coating product and brand selected, coating thickness, warranty, and labor variables.
Let’s explore more details and answer the question, how much does it cost to seal the roof?
Key Factors That Impact the Roof Coating Cost
Two primary components determine the roof coating cost, specifically materials and labor. Typically, the materials required for repair, cleaning, installation, and cleanup will be similar across brands. Still, prices will vary based on the brand selected and the roof material to be coated. Labor costs will have greater variance based on the roof’s condition, the complexity of the roof, accessibility of the roof, and overall time required to achieve the desired or required coating thickness.
Roof Coating Materials Cost
Roof coating materials alone range from $0.80 to $4.50 per square foot, utilizing the same preparation, installation, and cleanup process. Repairing the roof plays a critical role in the costs, as repairs are best made using the same materials as the existing roof. For example, a modified bitumen roof should first be repaired with modified bitumen before a coating. Once repairs are completed, key cost factors include the brand selected, type of coating material used, desired coating thickness, and warranty. Asphalt and acrylic are the most affordable materials, with higher-priced silicone as the best resistance to ponding water and the most extended warranty option.
Repairing the roof plays a critical role in the costs, as repairs are best made using the same materials as the existing roof.
Most coating products are available in various sizes, starting at 1- and 5-gallon pails or buckets to 55-gallon drums and 275-gallon totes for larger projects. Larger projects, like applying a roof coating to a Target, Walmart, or a shopping center, will require additional installation materials like a professional sprayer. Smaller projects are typically rolled with brush application at flashings and edges, although any project can be rolled or brushed.
At a minimum, professional roof coating installers will require additional materials, including a pressure washer, drill, mixing paddle, chip brush, paint roller frame, and many dry cloths.
Later in this article, we will explore more detailed material costs, factoring in coating material types and brands.
Roof Coating Labor Cost (Application)
Local roof sealing professionals may charge an hourly rate for installation, but most charge per square foot. A roofing professional will typically charge between $50 to $200 per hour when installing or repairing a roof, with labor minimums for small projects. When charging on a per square foot basis, most professional roofing companies charge between $1.50 to $2.75 per square foot. Costs may be higher based on the coating material selected and the number of coats required.
Actual roof coating labor costs will vary by market, project, and roofing company.
Other Considerations
Every roof is different in size, shape, current condition, and material. Thus, roof coating professionals do not typically offer a flat rate and must complete a thorough roof inspection before quoting a price, including a thermal camera inspection, to determine if the roof is a candidate for a coating.
Different products and manufacturer warranties may require multiple coats or heavier application rates. Before your roofer provides pricing, it will need to understand warranty expectations. For example, to qualify for a 20-year warranty with Mule-Hide using a silicone coating on a TPO roof, 38 dry mil thickness is required, compared to 22 dry mil thickness with a 10-year warranty.
The Average Cost to Seal a Roof
The average roof sealing cost of a 2,000 square foot roof with a professional roofer is $10,000, ranging as low as $6,600 to $15,000.
There is no such thing as an average cost with many variables to consider. Key variables include:
- Actual square foot of the roof
- Existing roof material to be coated
- City or market
- Type of coating sealant
- Product quality; some companies offer Good / Better / Best options
- Required thickness for warranty purposes
- The extent of repairs needed ahead of the coating
- Roofing company’s experience
There are efficiencies to be gained with larger projects to reduce the cost per square foot. Some materials cannot be reused once opened or are only available in large sizes, like a 5-gallon bucket. As a result, materials costs may be cost-prohibitive for smaller projects when evaluating per square foot.
As part of the roof inspection process, a professional roofer will walk the entire roof to look for signs of damage, including punctures, tears, or loose seams. Any leaks or damage will need to be repaired before applying a coating or sealant. Manufacturers recommend repairing any existing roofing system with like materials before applying a coating.
The roof coating process is complex but straightforward. The following are the process steps for a silicone coating, but the process is similar for other coating material types:
- Repair any punctures or tears, seal all seams
- Pressure wash the entire roof with water
- Apply concentrated cleaner and agitate any heavily soiled areas with a broom or brush
- Wipe away all suds and use a cloth to ensure a clean roof surface
- Seal all fasteners, joints, and transition areas
- Apply silicone coating base coat
- Apply roof tape or mesh at seams that require additional reinforcement
- Apply silicone coating finish coat
- Apply walkway pad and walkway pad granules to create a walkway for heavily trafficked areas
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Request free roof inspectionRoof Coating Cost Per Square Foot by Sealant Type
Each roof coating material sealant has its pros and cons. All promise to waterproof and extend the existing roof’s life, assuming the roofer is coating the entire roof. Roof coating prices vary by sealant type, roofing material the application covers, desired coating thickness, and more.
Below is a chart highlighting the average material and installation roof coating cost per square foot.
| Type | Material Cost per sq.ft | Installation Cost per sq.ft | Total Cost per sq.ft |
| Silicone | $2.50-$4.50 | $0.80-$3.00 | $3.30-$7.50 |
| Acryl | $2.00-$3.75 | $0.80-$3.00 | $2.80-$6.75 |
| Asphalt | $0.80-$2.25 | $0.80-$3.00 | $1.60-$5.25 |
Silicone Roof Coating Price
Silicone provides excellent durability and long-lasting waterproofing protection. It is the preferred coating material when ponding water occurs on the roof. Homeowners and building owners can expect to pay a silicone roof coating price between $3.30 to $7.50 per square foot for materials and labor.
Applying a silicone roof coating on a flat or low-sloped roof is a great way to extend the life of your roof and avoid an expensive roof replacement. Further, a silicone roof coating will reduce cooling costs as cool roofs, like white silicone, are reflective and provide an average yearly net savings of $0.02 per square foot. For a 2,000 square foot roof, that’s $480 annual savings.
A local roofing contractor will consider many variables when determining the final price. Variables include:
- Existing roof surface type
- The extent of preparation required before applying the coating
- Application thickness
- Accessibility to complete the work
Benefits of using silicone for your roof coating include:
- Extends the life of your existing roof
- It does not require a permit
- Will not crack with extreme sun and UV rays
- Forms a seamless membrane that withstands ponding water
- Resists mold, mildew, and staining
- Reflects heat and insulates the roof
- Avoids an expensive roof replacement
- Avoids filling a landfill with discarded old roofing material
- Color-matching available
- Extensive warranties from Warranty Eligible Contractors
Hiring a professional and experienced flat roofing contractor will likely have a higher silicone roof coating cost but will save time and money in the long run.
Elastomeric (Acrylic) Roof Coating Price
Acrylic is typically the least expensive of the roof coating materials. They are cost-effective and UV resistant, environmentally friendly, and easy to use. While acrylics may be suitable across various substrates, we recommend application on roofs where ponding water is not an issue as acrylics do not hold up well to standing water. Acrylics are a popular choice on metal roofs with minimal rust.
An acrylic roof coating cost ranges between $2.80 to $6.75 for materials and labor per square foot. Acrylic is the most popular of the elastomeric roof coatings.
Not every roofing company is skilled in flat roof coatings. Finding a professional roofer to inspect and complete your roof coating is to search for “elastomeric roof coating contractors near me.” Popular search terms include “elastomeric roof coating cost” or “elastomeric roof coating price” for those who wish to validate market pricing. The typical problem is that most homeowners, building owners, and property managers do not know all the right questions to ask or the current condition of their roof.
Bitumen Roof Coating Price
A bitumen roof coating costs between $1.60 to $5.25 per square foot for materials and labor. In an asphalt-based sealant, a bitumen waterproof roof coating is used to patch vent pipes and spouts, flashings, skylights, and chimneys on asphalt roofs.
Once the necessary preparation and repairs are completed, a roofer will apply the actual asphalt coating to form a weather-resistant film with excellent adhesion to most surfaces, applying two coats, a base, and top coat. This asphalt-based bitumen prep is recommended only on a built-up roof (BUR) or modified bitumen roof. However, bitumen roofs are often only repaired with asphalt and then coated with acrylic or silicone.
Popular manufacturers include Mule-Hide, Henry, and Black Jack. Several process steps are required, like other coating types, including patching, primers, and the actual coating. Premium brands are found only in roofing supply distributors, while some are available at local hardware stores.
Roof Coating Costs by Roof Slope
The Asphalt Roofing Manufacturers Association (ARMA) discourages using a field-applied coating over an asphalt shingle roof. Further, the Roof Coatings Manufacturers Association recommends roof coatings only for flat and low sloped roofs.
Roof coating application process Rolling roof coating materials onto the roof
Leading coating manufacturer Gaco also clearly states that 3-tab asphalt or architectural shingles are not suitable substrates for a coating.
Flat Roof Coating Cost
A homeowner can expect a flat roof coating cost between $0.80 to $4.50 per square foot for materials plus $0.80 to $3.00 per square foot for labor, with a total cost between $1.60 to $7.50 per square foot.
The per square foot price will vary based on several factors, including the required coating materials, the roof’s condition, and more. With a roof coating, homeowners can avoid the added cost of a permit with your local building division since it is an application on top of an existing roof system, not a roof replacement.
Pitched or Sloped Roof Coating Cost
Manufacturers do not recommend complete roof coatings on pitched or sloped roofs compared to flat or low-slope roofs. For example, an asphalt shingle roof coating for the entire roof is inadvisable.
One exception is a metal roof, where a pitched metal roof is typical. Metal is a popular product to coat with acrylic or silicone, providing the metal roof has minimal rust. The metal roof coating cost per square foot is approximately $4.25 for materials and labor, although it ranges between $2.80 and $6.75. A metal roof requires no primer, which saves time and cost.
As one evaluates whether a metal roof coating is suitable for your home or business, the finished or dry application thickness is a crucial cost component since different thicknesses determine the different warranty lengths. For example, a 10-year warranty with a Mule-Hide silicone coating will require a minimum of 22 dry mil thickness, whereas a 20-year warranty requires a minimum of 38 dry mil thickness.
Some sloped roofs can be coated for minor repairs. Manufacturers recommend using the same material type for any repair or coating. Thus, an asphalt pitched roof or a modified bitumen roof should be repaired using an asphalt-based material.
Flat Roof Coating or Sealing Cost by Roof Material
So, how much does it cost to coat a flat roof? There are many factors that a professional roofer will consider, including the current roof material to be coated, the roof’s condition, accessibility, coating material to be applied, desired coating thickness, and warranty.
Roof coating detailed work Carefully sealing all roof edges and seams
It’s best to seek advice from a professional roofer familiar with your local market. A local roofing contractor should have experience with application requirements such as temperature and humidity levels. Be sure to ask your roofer about the experience working with various coating materials; not all will have experience with all types.
In Colorado, acrylic is not a popular or commonly installed coating material; most homeowners and business owners opt for silicone since it performs best with ponding water
In the attached charts, you will see that silicone has the most extensive warranty, with 20-year options for each material type to be coated. With acrylic, only metal roofs can have a 20-year warranty, with all other materials having a 10- or 15-year warranty.
Metal Roof Coating Cost
A metal roof is a good candidate for nearly any type of coating. For a pitched metal roof, homeowners and commercial owners should expect to spend between $2.80 to $6.75 per square foot for materials and labor, with $2.00 to $3.75 per square foot on materials and between $0.80 to $3.00 per square foot on labor. Depending on the roof’s pitch, the coating may be applied in thinner layers but may need more than two coats and increase application time.
Metal panels must be structurally sound to provide a safe work environment and suitable surface for coating application. Acrylics and silicones require treating rust before coating.
| Attribute | Acrylic | Silicone | ||||
| Resistance to Ponding Water | Fair | Very good | ||||
| Permeable | Yes | Yes | ||||
| Primer Required | No | No | ||||
| Low Temperature Restrictions | Installation temperatures must be above 45° F for 48 consecutive hours | Installation temperatures must be above 40° F | ||||
| High Temperature Requirements | Do not exceed 110° F | Do not exceed 100° F | ||||
| Recoat Time | 12 hours | 2-4 hours | ||||
| Warranty | 10 year | 15 year | 20 year | 10 year | 15 year | 20 year |
| Base Coat Dry Mil Thickness | 8 | 8 | 12 | – | – | 19 |
| Finish Coat Dry Mil Thickness | 8 | 12 | 12 | 22 | 30 | 19 |
| Total Minimum Requirements Dry Mil Thickness | 16 | 20 | 24 | 22 | 30 | 38 |
TPO Roof Coating Cost
TPO is a popular commercial flat roofing material. A TPO roof coating with silicone will cost between $3.30 to $7.50 per square foot for materials and labor, with $2.50 to $4.50 per square foot on materials and between $0.80 to $3.00 per square foot on labor
An acrylic coating will be slightly less. There are pros and cons to each. The most significant consideration for choosing silicone is its much better resistance to ponding water. Unlike a pitched roof, where water moves off the roof and into the gutters, a flat roof has a lesser pitch and an increased probability of ponding water.
| Attribute | Acrylic | Silicone | |||
| Resistance to Ponding Water | Fair | Very good | |||
| Permeable | Yes | Yes | |||
| Primer Required | No | Yes | |||
| Low Temperature Restrictions | Installation temperatures must be above 45° F for 48 consecutive hours | Installation temperatures must be above 40° F | |||
| High Temperature Requirements | Do not exceed 110° F | Do not exceed 100° F | |||
| Recoat Time | 12 hours | 2-4 hours | |||
| Warranty | 10 year | 15 year | 10 year | 15 year | 20 year |
| Base Coat Dry Mil Thickness | 12 | 12 | – | – | 19 |
| Finish Coat Dry Mil Thickness | 12 | 16 | 22 | 30 | 19 |
| Total Minimum Requirements Dry Mil Thickness | 24 | 28 | 22 | 30 | 38 |
EPDM Rubber Roof Coating Cost
EPDM is another popular commercial flat roof material for residential flat roofs, with a rubber membrane. Like TPO, acrylic and silicone are the top choices for coating an EPDM roof. Silicone costs more but has superior resistance to ponding water.
For anyone wanting the best warranty, silicone can get a 20-year warranty, while the max on acrylic is 15 years. There is a difference in application thickness, which plays an essential role in your EPDM rubber roof coating cost. A silicone roof coating on an EPDM rubber roof costs $3.30 to $7.50 per square foot for materials and labor. Materials price per square foot ranges from $2.50 to $4.50, with labor between $0.80 to $3.00.
| Attribute | Acrylic | Silicone | |||
| Resistance to Ponding Water | Fair | Very good | |||
| Permeable | Yes | Yes | |||
| Primer Required | No | Yes | |||
| Low Temperature Restrictions | Installation temperatures must be above 45° F for 48 consecutive hours | Installation temperatures must be above 40° F | |||
| High Temperature Requirements | Do not exceed 110° F | Do not exceed 100° F | |||
| Recoat Time | 12 hours | 2-4 hours | |||
| Warranty | 10 year | 15 year | 10 year | 15 year | 20 year |
| Base Coat Dry Mil Thickness | 12 | 12 | – | – | 22 |
| Finish Coat Dry Mil Thickness | 12 | 16 | 30 | 38 | 22 |
| Total Minimum Requirements Dry Mil Thickness | 24 | 28 | 30 | 38 | 44 |
PVC Roof Membrane Coating Cost
A PVC roof is a premium single-ply roofing membrane with superior durability, longevity, and performance. With that come higher costs than an EPDM rubber roof.
Hot, air welded seams make the PVC membrane pliable and watertight under various extreme weather conditions. Once installed, a PVC roofing membrane is highly resistant to constant dampness, ponding water, UV radiation, strong winds, fire, and chemicals. Further, plant roots, fungi, and bacteria negatively affect a PVC membrane.
Coating a PVC roof membrane will be like TPO in process and cost. A PVC roof coating will cost between $3.30 to $7.50 per square foot for materials and labor with a silicone application. The price per square foot for materials is between $2.50 to $4.50, and labor is between $0.80 to $3.00.
| Attribute | Acrylic | Silicone | |||
| Resistance to Ponding Water | Fair | Very good | |||
| Permeable | Yes | Yes | |||
| Primer Required | No | Yes | |||
| Low Temperature Restrictions | Installation temperatures must be above 45° F for 48 consecutive hours | Installation temperatures must be above 40° F | |||
| High Temperature Requirements | Do not exceed 110° F | Do not exceed 100° F | |||
| Recoat Time | 12 hours | 2-4 hours | |||
| Warranty | 10 year | 15 year | 10 year | 15 year | 20 year |
| Base Coat Dry Mil Thickness | 12 | 12 | – | – | 19 |
| Finish Coat Dry Mil Thickness | 12 | 16 | 22 | 30 | 19 |
| Total Minimum Requirements Dry Mil Thickness | 24 | 28 | 22 | 30 | 38 |
Modified Bitumen Roof Coating Cost
Modified bitumen is an asphalt-based flat or low-slope roofing material. A great way to extend the useful life of this roofing material is with a roof coating.
Critical to consideration and before a coating, a roofer must repair any leaks and openings, loose seams, tears, punctures, flashings at chimneys, vents, skylights, and more using an asphalt-based repair material. Popular asphalt repair manufacturers include Mule-Hide, Henry, and Black Jack.
Once the repairs are made, the roof coating will be like a rubber EPDM roof. The roofer will then apply a primer to promote adhesions before the final coating application. Modified bitumen roof coating costs between $1.60 to $5.25 per square foot for materials and labor, with $0.80 to $2.25 per square foot on materials and between $0.80 to $3.00 per square foot on labor.
| Attribute | Acrylic | Silicone | |||
| Resistance to Ponding Water | Fair | Very good | |||
| Permeable | Yes | Yes | |||
| Primer Required | No | Yes | |||
| Low Temperature Restrictions | Installation temperatures must be above 45° F for 48 consecutive hours | Installation temperatures must be above 40° F | |||
| High Temperature Requirements | Do not exceed 110° F | Do not exceed 100° F | |||
| Recoat Time | 12 hours | 2-4 hours | |||
| Warranty | 10 year | 15 year | 10 year | 15 year | 20 year |
| Base Coat Dry Mil Thickness | 12 | 12 | – | – | 22 |
| Finish Coat Dry Mil Thickness | 12 | 16 | 30 | 38 | 22 |
| Total Minimum Requirements Dry Mil Thickness | 24 | 28 | 30 | 38 | 44 |
Roof Coating Prices by Brand
Roof coating prices will vary based on budgets and different roof coating brands. Like buying a car, one can choose a Hyundai or a Mercedes. Popular roof coating brands include Gaco, Mule-Hide, and more.
Silicone roof coating application at flashing Silicone sealant application at seams to protect against leaks
When determining the roof coating prices for a project, one needs to consider materials and labor costs. A professional roof coating company will include materials for preparation and installation – at all seams, fasteners, penetrations, the base and top or finishing coating, plus any cleaning materials. Costs vary by brand. Manufacturer warranties will also play a role in determining the coating application thickness since manufacturers will require specific minimum thicknesses for certain warranties.
Labor varies by market, the roof’s complexity, and additional variables such as accessibility, including 1- vs. 2-story roof, type of roofing material, or substrate to be coated.
Gaco Roof Coating Price: $2.50 – $4.50 per square foot
Gaco is the market leader in silicone and acrylic elastomeric coating products to waterproof and extend the life of your roof. Gaco roof coating prices range from $2.50 to $4.50 per square foot for materials alone.
Mule-Hide Roof Coating Price: $2.00 – $4.00 per square foot
Mule-Hide is a top manufacturer of low-slope roofing materials, backed by ABC, the nation’s largest roofing supply distribution company. Mule-Hide products include membranes and coatings with acrylic, silicone, and asphalt materials.
When factoring in preparation, installation, and cleaning materials, Mule-Hide roof coating prices average between $2.00 to $4.00 per square foot for materials alone.
Henry Roof Coating Price: $1.00 – $2.25 per square foot
Henry Company is a national manufacturer and supplier of roofing and waterproofing products, including roof coatings and air and vapor barriers for commercial and residential applications. Popular roof coating products include silicone, acrylic, aluminum, and asphalt, available at Lowe’s, Home Depot, and more.
The average Henry roof coating material prices range from $1.00 to $2.25 per square foot , including repair, preparation, primer, and coating materials.
Black Jack Roof Coating Price: $0.80 – $1.50 per square foot
Black Jack has a rich history in roofing and driveway coatings products. Black Jack offers asphalt liquid roof coatings and cool roof options for silicone, elastomeric, and aluminum needs. Black Jack products are routinely available for Do-It-Yourself homeowners and building owners at supply shops like Ace Hardware and Lowe’s.
Black Jack roof coating prices range for materials alone from $0.80 to $1.50 per square foot.
Homeowners and building owners have many choices in roof coating material type, brand, and budget to best suit their needs. It’s best to speak with a qualified, licensed roofing contractor with experience in coatings and one who can offer extended warranties with top manufacturers.
How Much Does It Cost to Recoat or Reseal a Flat Roof?
A roof replacement is much more expensive than a coating. Tearing off the entire roof and installing a new roof with insulation to meet code requirements can cost anywhere from $20,000 to more than $40,000, based on a 2,000 square foot roof average.
Resealing your current roof can extend its life and avoid costly replacement. Depending on the desired thickness and warranty, a coating can last between 10 to 20 years
What’s great about a roof coating is that one can reseal the roof, again and again, all for a fraction of the costly roof replacement. By contrast, a 2,000 square foot roof coating using silicone ranges from $6,600 to $15,000.
How Much Roof Coating per Square Foot Can You Get on your Budget?
For budgeting purposes, let’s use the average roof size of a Colorado home, which typically measures 2,000 square feet. By the end of this section, you should answer how much roof coating cost across various materials and budgets.
Silicone roof coating application Protects your roof and extends its life
<$2,500 Budget – Choose Only Basic Repairs
The best bet for the very budget conscious with less than $1,000.00 is to hire a professional roofer to complete a thorough roof inspection and perform only basic repairs or maintenance, using silicone, acrylic, or asphalt to seal all open seams, flashings, punctures, or tears.
A professional roofer will typically charge approximately $1,000 for essential repairs and a tune-up, including labor and materials. Thus, homeowners or commercial owners with a $1,000 budget on a 2,000 SF roof equals only $0.50 per square foot. Even with a $2,500 budget, for a 2,000 SF roof, that’s only $1.25 per square foot for materials and labor, but it would be unlikely to repair the entire roof.
Up to $7,500 Budget – Choose Asphalt Roof Coatings
Asphalt coatings are an excellent choice for budget-conscious homeowners and building owners with an asphalt-based built-up roofing or modified bitumen roof. An asphalt coating is not recommended for any other type of roofing material. All repairs before primer and coating will need to be performed with an asphalt-based sealant or roof cement.
Asphalt-based coating products are inexpensive and, thus, the lowest price full coating option averaging $3.50 per square foot, including $1.00 per square foot for materials and $2.75 per square foot for labor. For a typical 2,000 SF roof, one can expect to pay an average $7,000 for labor and materials.
Up to $10,000 Budget – Choose Acrylic Elastomeric Roof Coatings
Acrylic is a great choice to seal a flat roof for those on a budget across various roofing types, including metal, TPO, PVC, and EPDM.
While acrylic is less expensive than silicone, silicone has a much greater resistance to ponding water, which is critical for flat roofs. An acrylic coating requires a thinner dry mil thickness for the most extended warranty. An acrylic coating costs approximately $8,000 for a 2,000 square foot roof, or $4.00 per square foot.
$10,000+ Budget – Choose Silicone Roof Coatings
Silicone is the top roof coating material but comes with the highest price. Homeowners who want the best coating choose silicone. It has the best resistance to ponding water compared to other materials.
Selecting silicone for your roof coating cost may cost more now, but it has the highest cost of ownership with the most extended warranty available (to those who want the thickest coating).
The cost to coat a 2,000 square foot roof with silicone will likely cost $10,000 or more when factoring in materials and labor, or $5.00 per square foot.
Flat Roof Preparation Cost for Installing a Coating
The first step towards a roof coating is making any necessary repairs, including sealing all seams, holes, punctures, or tears. The next step is cleaning, where a professional roofing company will likely pressure wash the entire roof to remove dirt and debris.
The cleaning process is like a painter pressure washing a home’s siding or stucco before painting
Once the roof is clean, the roofer will apply any necessary primer for proper adhesion, specific roofing substrates, and conditions, and seal all seams, fasteners, and penetrations before applying a base coat. Without proper adhesion, the roof coating will likely fail and require redoing the work.
Regular Flat Roof Maintenance Cost
Keeping your roof in good working condition is essential in home and building maintenance, like gutter cleaning. Roofing professionals recommend annual roof inspections and maintenance immediately following a hailstorm or windstorm to address new issues like exposed nail heads, damaged flashings, or lifted or missing shingles.
A roofing professional will charge between $500 to $1,000 for regular roof maintenance, including minor supplies like caulking and flashing boots. Actual costs will need to be determined by the individual roofing company based on the extent of needed roof repairs and maintenance. Some roofing companies may offer annual roof repair and maintenance programs, so it’s best to determine if that’s a good choice for you.
How Much Does It Cost to Coat a Roof Yourself?
A homeowner or building owner who opts to coat their roof as a Do-It-Yourself project can save on labor costs, likely reducing total costs by 50%. That said, a roof coating or any roof repair is more than essential maintenance and is best handled by an experienced roofing professional. Depending on the roof’s condition, an inexperienced homeowner may not know what to look for and even know if a roof coating is a suitable option. For example, a waterlogged roof with punctures or tears underneath the membrane is not ideal for a roof coating.
Elastomeric roof coating Extends the life of your roof
One can purchase lower-priced coating products like Black Jack at Lowe’s or Ace Hardware and learn about coating installation through online videos for those on a tight budget.
Unfortunately, there are tools required that a professional roofer will already possess, like a pressure washer, thus potentially making a DIY project cost-prohibitive.
Typical roof coating tools include:
- Roof brush or broom
- Pressure washer
- Rollers
- Reinforcing mesh, used between the base and finish coats
- Paint screens
- Sprayers (for larger projects) and hoses
- Paddle mixer
- Squeegee
- Caulk gun
- Cleaner
- Pull-strip test
- Razorblade
- Mil gage
For example, homeowners can purchase a pressure washer at Home Depot or similar for $250 – $400. Prices will vary based on the amount of pressure needed. High-grade commercial and industrial pressure washers will cost $4,000 or more at specialty stores like a roofing supply distributor.
Coatings can be applied with a brush, roller, or sprayed. While spray coatings provide more even coverage and a better appearance than brushing or rolling, the cost of a professional-grade sprayer can range between $15,000 – $20,000 or more. This tool may be valuable for the professional roofer coating a large commercial building like a Target or Walmart but is cost-prohibitive for small commercial buildings and modern homes with flat roofs.
Homeowners and building owners choosing to coat a roof without a roofing professional should carefully consider ladder safety and overall project safety.
Hire the Best Roof Coating Contractor for Flat Roof in the Denver Metro Area
Metro City Roofing is a professional roof coating contractor headquartered in Denver, CO.
Our company is licensed across the Front Range and does business only in Colorado. We are a Warranty Eligible Contractor with top roof coating manufacturers, including Gaco and Mule-Hide, enabling us to offer extended warranties that others simply cannot.
We install roof coatings for residential and commercial properties, using all material types. Whether your roof is large or small, steep slope or a flat roof, we have you covered to repair, seal, and extend the life of your roof with a professional coating.
Contact us today for the best roof coating for flat roofs in the Denver metro area.
