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Romeoville Illinois Innovative Home Concepts Branch

Why Replace Your Roof When You Can Restore It

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Worker Coating a roof with a sprayer Innovative Home Concepts specializes in residential, industrial, and commercial roofing coating systems in Chicago and suburbs.

Coating installations, if done correctly, will extend the life of your roof by reducing heat transfer into your building, decrease membrane contraction and expansion due to thermal shock and eliminate leaks. In addition, adding a reflective coating will reduce energy costs and improve the physical look of your old roof.

Major Benefits of Roof Coating:

Almost any roof can be coated.
Will extend the life of a roof without replacement.
Cost less than replacement.
Limited or no business interruption during application.
Can change the color of the existing roofing system.
Applied by a Certified Installer Warranties cover you up to 20 years long.

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Almost any Chicago roof can be coated including, metal, BUR systems (built-up roof), single ply, modified bitumen, spray polyurethane, TPO, EPDM, Standing Seam Metal Roof and more. Gravel surfaced and ballasted membranes, without special preparations, are the only types of commercial roofing system that may not be good for the coating restoration process.

10 Reasons Why Coating Roof Restoration is Better than Full Replacement

When the status of a flat or metal roof is assessed, it's critical that you Gaco roof material being installed

consider the fact that you have choices other than just repairing or replacing it. In truth, your best choice might actually be coating.

Consider the following 10 reasons why coating your industrial or commercial roof might prove more viable than repairing or replacing it:

Is your roof structurally sound but could stand some reflectivity? Coating can help out a roof that is already sound and free of active leaking or moist insulation. You extend the serviceable life of the roof because you give it protection from the sun's UV rays, You also prevent expansion and contraction from thermal and seasonal variations. That ages a roof fast, leading to cracks, splits, and blisters.
Are energy savings something you could use? A good coating can prevent heat from getting into the building, which reduces your utility bills. Dark roofs sometimes get as hot as 150 degrees Fahrenheit, whereas cooler roofs are 50 degrees less than that.
Do you want the building to be more comfortable? A good coating can make the interior a more pleasant environment, making life easier for your HVAC system.
Would you like to change the roof color? You can enhance or even change the outward appearance of your business just by altering the color or adding one.
Would you like to avoid disrupting your tenants? They might have to move out for a little while if a tear-off is happening, since the dust, noise, and other matters involved can interrupt the productive operations of their businesses.
Do you want to minimize the chance of exposing the roofing? Coatings do not require anything get torn off, and so the underlying roofing is not exposed to nature's punishment. If the insulation is within spec of current building codes, then a coating on top might finish the job without the insulation having to be torn out.
Are you on a tight budget? Coating can save you money while still enhancing the roof's ability to protect the building beneath it.
Does the roof have a lot of equipment or penetrations? Air conditioning and heating system components might be hard to replace or expensive to move around and change.
Do you plan to sell your building in the near future? A coating can improve the building's looks and functionality without costing too much of an investment, meaning the roof will last until the new ownership takes hold of the property.
Coating can add an extra layer of leak protection.

metal roof being sprayed with roof coating system If you want a cost-efficient answer that lengthens the lifespan of your commercial roof, then coating is something to consider. On top of that, you might be entitled to possible tax advantages and rebates, since many jurisdictions label coatings as a maintenance cost. If you choose coating for your building, consult a certified contractor to have your roof evaluated properly prior to doing the work.

Roof Replacement Vs. Commercial Roof Coating?

Have you noticed that your roof does not look as good as it used to? Have you been dealing with leaks? Are you concerned that the roof will not last that much longer? If so, you are probably wondering whether you should replace or restore the roof. Restoration is often the best choice, for a variety of reasons.

1. It Helps The Roof Last Longer

A commercial roof is usually good for about two decades. When you restore it, you add another decade onto the life of the roof, sometimes more. Eventually you will have to replace it, but that will be many years in the future and you can plan adequately for that time.

2. It Is Less Expensive

Replacing your roof costs a lot of money. You have to pay for the materials and the labor to get the job done. If you can't build over the existing roof, it will cost even more money. You can plan to spend about $20 per square foot, depending on what roofing system you go with. However, restoration is much more affordable because you don't need as many materials and the process is not as labor intensive. Therefore, you will likely spend about $7 or $8 per square foot.

3. You Get Tax Benefits

Because the restoration of your roof is considered a maintenance cost, you pay less tax than you would if you replaced the roof entirely. The longer you can make your roof last, the better off you will be financially.

4. It Is Green

There is so much roofing material in landfills. When you replace a roof, you simply add to the existing waste. When you restore the roof you already have, you create much less waste, which makes the process green. In addition, you can help your building become more energy efficient, which is always a good thing.

5. It Prevents Additional Damage

If you ignore the condition of your roof, it is only going to get worse. If the roof does not protect the building, it could sustain a lot of expensive damage. You may be left with no choice but to replace it. Instead, get a handle on the problem now.

Types of Roof Sealant Coatings

If you manage properties with a flat roof system or metal roof, you must constantly have the threat of roof damage or leak literally hanging over your head. A restorative coating will be able to provide coating being applied to a flat roof

peace of mind, so you can be confident that your roof will be protected efficiently for many years in the future. A coating is more affordable and can help you avoid having to perform an expensive whole roof replacement by protecting your investment, and it can even lower your energy costs. The number of different types of coatings that are available has grown massively over the last 25 years. As products have advanced in technology, it has also become more complicated to make the right decision. Here are four of the most popular types of roof coating options and what they are best suited to help.

Acrylic Roof Coatings

Coatings made from acrylic are materials that are water-based and constructed from a single substance, with no additional mixing or combining required. Some of the benefits of choosing a water-based acrylic roof coating include low levels of toxicity hazards as well as lower flammability. Unlike many of the other options for roof coating, you can get acrylic in many different colors, so you can match the color scheme of your building. Some of the negative aspects include the fact that several layers must be applied, and care must be taken when it comes to temperature if you want the material to cure properly. There are also some limitations to when an acrylic coating is appropriate to apply based on weather. Too cold will cause the solution to freeze, too warm and it will not be able to properly set. Additionally, when water ponds on top of a roof for 48 hours or longer, the acrylic coating can start to re-emulsify, returning to their liquid form and losing adhesion.

Silicone Roof Coatings

Roof coatings made from silicone have been common in the roofing industry for many years now, and are often employed to protect roofs with spray polyurethane foam as they can be permeable. Silicones are also good for any area that experiences extreme fluctuations of temperature or longer than average exposure to UV rays. A silicone coating will give the roof a slick covering, and once it has been applied, you will only be able to add one more layer if you require recoating. One negative aspect of this coating type is the high amount of dirt they can accumulate. This makes them less than ideal in areas that are highly visible or where good aesthetics are important. In addition, a silicone coating will have a low resistance to abrasions, so are not well suited to areas that experience high traffic.

Foam Type Coatings

Appearing in the industry first in the 60s, spray foam roof coatings are quite popular for roofing systems that are built-up (BUR) or single-ply. This coating type is great for its high energy efficiency as well as affordable pricing and long life. However, it is common for this type of coating to be applied improperly or in an inconsistent layer on the roof, giving the rooftop a varying level of thickness across the surface. It is important to ensure that any roofing contractor who is employed to apply spray polyurethane foam has had the necessary specialized training to ensure proper application.

SEBS or Thermoplastic

This rubber roof coating, sometimes called thermoplastic elastomers, were created as a way to economically coat metal roofing. This type of coating is also suitable for many types of metal, concrete, urethane foam, non-plasticized single-ply membrane, and modified bitumen roofs. It is very low i contractor applying elastomeric coating

n permeability and is resistant to being washed off thanks to its highly-adhesive properties. Because it is low in permeability, it is more resistance to the growth of fungi and algae, providing a durable bonded roof on buildings which experience ponding water. Innovative Home Concepts often recommends SEBS type coating in their commercial division as they have a higher level of resiliency, while still providing seamless coverage when applied over fasteners and vertical seams. This type of roof coating also features a high tensile strength, strong adhesion, resistance to chemicals and UV rays, and a low permeability to moisture.

In warmer climates especially, the availability of colors can also be important when deciding on a type of roof coating. Many types of coatings have a limited range when it comes to pigmentation, being limited to gray, black, and white in order to preserve UV resistance. White is able to reflect more than 80 percent of UV radiation, making it compliant with the Energy Star program. Remember, that all roofs will collect dirt over time, and as such, white roofs can lose some of their solar reflecting properties as they age. It's crucial that you have a program for annual maintenance with a roofer that is professionally certified to ensure that your roof coating remains clean and well-maintained as well as to identify any potential issues early and before they become worse and more costly to repair.

What is the Cost of Roof Coatings?

Compared to full tear off and roof replacement of a flat or metal roof, the roof coating restoration process is a fraction of the cost.

Obviously the price of roof coating is going to depend on the contractor that you choose, the type of roof you are restoring, and the length of warranty and life span you looking to achieve from your coating system.

In general the price to tear off and replace a commercial flat roof and replace it with a TPO or EPDM roof system in Chicago market runs anywhere from $10 to $15 per square foot. As you can see a small roof will cost tens of thousands of dollars and a large roof can run into the hundreds of thousands.

The price of roof coating in Chicago runs anywhere from$3 to $6 per square foot. This again is going to depend on the contractor you use. Obviously a reputable, certified, legitimate contractor will be on the upper end of the scale. A "chuck in the truck" will be less money but you are exposing yourself to risks such as no insurance, low quality work, no warranty, contractor disappearing after install or even during install, and worst case situation, running off with your money before the work even begins.

The best way to find out how much commercial roof coating cost is to get an inspection and estimate from a professional. Call Innovative Home Concepts to schedule one today!

FAQs About Roof Coatings

Why do I need to get my roof coated with reflective coating?

The reflective coating will extend your roof's life, by reducing the amount of heat transferred into your building. This decreases thermal shock which is the thermal contraction and expansion of the roof membrane. It can also help mitigate leaks. The reflective coating can potentially reduce your heating costs and improve your roof's aesthetics.

Which types of roofs can be coated?

Almost all roofs can be coated, including Built-up roof (BUR) systems, modified bitumen, single-ply, spray polyurethane, and metal. Without a special treatment, gravel and ballasted surfaced roof membranes are not acceptable surfaces for the coating membrane.

Which reflective coatings are available in the market?

There are several varieties of reflective roof coatings that have different reflectance values and rates. Typically, the coatings are referred to as white coatings or aluminum coating, which is generally used with asphalt. A highly reflective roof coating is usually comprised of silicones, SEBS, SBS, acrylics, and other materials.

How is the coating applied?

The coating can be applied using a brush, roller, or spray.

Is a primer needed?

A primer may be required. However, a primer is not a substitute for a thorough cleaning. Whether, or not, you need a primer depends on the type of coating and the substrate. You can learn the specific requirements from the coating manufacturer.

How much coating should be applied to the roof?

The amount of coating needed depends on the project specification and the manufacturer. When in doubt, consult the manufacturer.

How do I prepare the roof surface?

You must thoroughly clean the roof and allow it to completely dry. This is crucial if you want to ensure an even coating application. Be careful that you don't damage the lap seams.

Take care when pressure washing to ensure you don't disturb the underlying roof membrane's integrity, particularly when there are seams. You should refer to then coating manufacturer for specific instructions regarding their requirements for roof preparation.

Do I need to coat a new, or nearly new, roof?

If the building owner wants to add a highly reflective coating to the roof, then you should coat a new roof. The buyer needs to be aware of any warranties on the new roof that may be voided if you apply a roof coating. You need to know if the coating is a violation of the warranty and how long the warranty is in force. Coating your roof will extend its service life and may also reduce the heat load on the roof assembly.

What energy savings can I expect?

The amount you'll save will depend on your geographic location, the cost of electricity, and your insulation. National Roofing Contractors Association (NRCA), Oak Ridge National Laboratory (ORNL) and Lawrence Berkeley National Laboratory (LBNL) and roofing material manufacturers use computer programs that are able to make a rough estimate of the savings. There are a number of energy consultants that can provide you with this information and can give you information on environmental regulation compliance.

Are there any building code requirements for roof coating?

The building code requirements depend on the federal, state, and local code enforcement requirements which have jurisdiction. The International Code Council (ICC) provides detailed information on the I-Code United States adoption status. metal roof restoration in progress

Will the reflective coating extend my roof's life?

Yes. This coating becomes a layer of waterproofing and UV protection for your roof. This helps to reduce contraction and expansion of the roof.

Are there warranties available for reflective coating?

Yes. Most coating manufacturers offer a warranty however the type of warranty differs depending on the product's application and needs. Some coatings come with up to a 20 year warrantied directly from the manufacturer.

How long does the coating last?

Typically, the coating will extend the roof life for up to 20 years or more, based on long-term histories. The coatings performance depends on the conditions and type of roof, as well as, the thickness of the coating.

Can you re-coat the roof in the future?

Yes. You can recoat the roof as the initial coating begins to wear away. Most coating systems are sustainable and renewable. Refer to your coating manufacturer for their specific requirements regarding re-coating a roof.

Do I need a contractor, or can I coat the roof myself?

The coating needs to be applied by an experienced roof coating professional. A contractor is recommended in case there are any issues regarding leaks, damaged deck, wet insulation, or manufacturers' warranty requirements.

Can reflective coating stand up to ponding water?

That depends. All roofs should be designed in a way to have positive drainage. They should be built so it's not possible to get ponding water. Some coatings are designed to without a ponding condition. However, there are many reflective coatings that cannot. Check with the manufacturer to see if your coating can stand up to these conditions.

Is what weather should the coating be applied?

If you're using a water-borne coating, the ambient temperature cannot be 50 degrees F (10 degrees C) and above with a chance of rain within 24 hours. Solvent-borne coatings should be applied in colder weather. Check with the coating's manufacturer for specific details.

How long will it take for the coating to cure or dry?

The drying or curing time depends on several factors, including the type of coating, the coating color, and relative humidity for water-borne coatings, the roof surface temperature, the wind, and the air temperature. For example, if a coating needs moisture curing, you need humidity to assist in the curing process.

Can I apply the coating to a rusted metal roof?

Rusted roofs can be coated after you address the rust condition. If the roof has "white rust" (aluminum or zinc), you can coat it after a thorough cleaning. If there is "red rust" the rust must be treated with a corrosion inhibiting primer or it must be removed. Any fasteners that are rusted should be replaced or treated.

What is ENERGY STAR?

ENERGY STAR is a U.S. Government sponsored program. The idea is to encourage people to use energy-efficient appliances and products. If a coating meets the specific solar reflectance criteria, it can qualify for ENERGY STAR.

What is the CRRC (Cool Roof Rating Council)?

The CCRC is a non-profit organization that independently maintains a rating system for the radiative properties of various roof surfacing materials. They use third-party ratings.

In there a rebate program or tax advantage available?

Some utilities, municipalities, and state have programs. You can check with the coating manufacturer for information. RCMA, as a membership benefit, provides a database of information on tax credits and rebates for the installation of reflective roofs. The RCMA customize search tool can help you locate the most current listing of financial incentives for reflective roofing.

Roof coating is usually considered a maintenance matter. In some cases, you can write off roof coating in the same year the application was complete. You should check with your CFO for details on tax deductions for roof maintenance.

How do I maintain the reflective coating?

The roof, including the coating, should be inspected on a semi-annual basis, and after a high wind "event" or major storm. You may need to re-apply coating to repair damage to the underlying roof or the coating itself. Check for warranty program requirements and with the manufacturer for more information.

What are thermal emittance and solar reflectance?

Thermal emittance is the measure of the roof coating (material)'s ability to release trapped heat into the atmosphere. Solar reflectance is the measure or the ability of the roof coating to reflect the sun's radiation.

Will reflective coating stop leaks?

The coating has the potential ability to stop minor leaks, however, the roof should be properly repaired, and thoroughly dry before you apply the coating. You can use the coating to seal pinhole leaks, which are not visible to the naked eye.

However, if your roof is leaking, you'll need to determine the origin of the leak and repair it before you apply the coating. Don't expect the coating to seal leaks.

Again this is where a professional roof coatings contractor like Innovative Home Concepts can help you determine what needs to be done to make your roof restoration a success.

Where do I find a contractor to apply the coating to my roof?

You can check with the manufacturer for a list of recommended contractors. You'll want to work with someone who has used the product in the past and is familiar with this manufacturer's application process. You can also interview local contractors and ask them specific questions about installing reflective roof coatings.

Or you can just use the leader in Chicago roof coating systems, Innovative Home Concepts. Our years of experience and financial strength will make the decision to use us an easy one.

Get a Quote From the Best Roof Coatings Contractor in Chicago, Call (888) 356-9020

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AREAS SERVED FOR OUR COMMERCIAL ROOF COATING SERVICES:

Crystal Lake IL, Lake In The Hills IL, Algonquin IL, Cary IL, Fox River Grove IL, Huntley IL, Island Lake IL, Carpentersville IL, Mchenry IL, Woodstock IL, Dundee IL, Gilberts IL, Wauconda IL, Union IL, Barrington IL, Wonder Lake IL, Ringwood IL, Schaumburg IL, Elgin IL, Hampshire IL, Ingleside IL, Lake Zurich IL, Marengo IL, Fox Lake IL, Round Lake IL, Hoffman Estates IL, Plato Center IL, Spring Grove IL, Streamwood IL, South Elgin IL, Burlington IL, Richmond IL, Palatine IL, Mundelein IL, Long Grove IL, Grayslake IL, Hebron IL, Alden IL, Vernon Hills IL, Rolling Meadows IL, Lake Villa IL, Bartlett IL, Buffalo Grove IL, Wayne IL, Libertyville IL, Hanover Park IL, Saint Charles IL, Arlington Heights IL, Harvard IL, Bassett WI, Twin Lakes WI, Antioch IL, Genoa IL, Genoa City WI, Lincolnshire IL, Roselle IL, Wilmot WI, Garden Prairie IL, Zenda WI, Pell Lake WI, Wheeling IL, Powers Lake WI, Prospect Heights IL, Benet Lake WI, Trevor WI, Medinah IL, Gurnee IL, Elk Grove Village IL, Lafox IL, Wasco IL, Camp Lake WI, Bloomingdale IL, Mount Prospect IL, Carol Stream IL, Geneva IL, Itasca IL, Silver Lake WI, Kingston IL, West Chicago IL, Lake Forest IL, Deerfield IL, Lake Bluff IL, Sycamore IL, Capron IL, Maple Park IL, Glendale Heights IL, Wadsworth IL, Fontana WI, Elburn IL, Great Lakes IL, Walworth WI, North Chicago IL, Wood Dale IL, Des Plaines IL, Waukegan IL, Lake Geneva WI, Northbrook IL, Winfield IL, Salem WI, Williams Bay WI, Batavia IL, Addison IL, Highwood IL, Belvidere IL, New Munster WI, Bristol WI, Fort Sheridan IL, Highland Park IL, Bensenville IL, Kaneville IL, Wheaton IL, Mooseheart IL, Cortland IL, Poplar Grove IL, Glen Ellyn IL, Glenview IL, Glenview Nas IL, Woodworth WI, Sharon WI, Techny IL, Warrenville IL, North Aurora IL, Springfield WI, Lombard IL, Park Ridge IL, Zion IL, Lyons WI, Kirkland IL, Niles IL, Fox Valley IL, Glencoe IL, Dekalb IL, Golf IL, Villa Park IL, Schiller Park IL, Burlington WI, Morton Grove IL, Elmhurst IL, Clare IL, Melrose Park IL, Franklin Park IL, Winnetka IL, Chicago IL, Winthrop Harbor IL, Naperville IL, Eola IL, Pleasant Prairie WI, Sugar Grove IL, Berkeley IL, Aurora IL, Cherry Valley IL, Harwood Heights IL, Stone Park IL, Skokie IL, Delavan WI, Caledonia IL, River Grove IL, Kenosha WI, Wilmette IL, Lisle IL, Hillside IL, Kenilworth IL, Oak Brook IL, Rockford IL, Bellwood IL, Downers Grove IL, Darien WI, Evanston IL, Kansasville WI, Elmwood Park IL, Lincolnwood IL, Big Rock IL, Maywood IL, Westchester IL, Malta IL, Westmont IL, Montgomery IL, Clinton WI, River Forest IL, Hinckley IL, Elkhorn WI, Broadview IL, Esmond IL, Monroe Center IL, Union Grove WI, Woodridge IL, Hines IL, Hinsdale IL, Oak Park IL, Somers WI, Rochester WI, Forest Park IL, La Grange Park IL, Bristol IL, Loves Park IL, Clarendon Hills IL, Western Springs IL, Roscoe IL, Willowbrook IL, Brookfield IL, Machesney Park IL, Oswego IL, Lindenwood IL, Riverside IL, Darien IL, La Grange IL, Creston IL, Avalon WI, Bolingbrook IL, Berwyn IL, Lyons IL, Sturtevant WI, Waterman IL, Cicero IL, East Troy WI, South Beloit IL, Davis Junction IL, Waterford WI, Plano IL, Holcomb IL, Summit Argo IL, Willow Springs IL, Beloit WI, Rockton IL, Yorkville IL, Justice IL, Shabbona IL, Lemont IL, Romeoville IL, Bedford Park IL, Racine WI, Franksville WI, Amf Ohare IL, Rochelle IL, Bridgeview IL, Sandwich IL, Hickory Hills IL, Plainfield IL, Lee IL, Burbank IL, Somonauk IL, Stillman Valley IL, Steward IL, Palos Hills IL, Mukwonago WI, Millbrook IL, Janesville WI, Eagle WI, Whitewater WI, Caledonia WI, Chicago Ridge IL, Hometown IL, Oak Lawn IL, Big Bend WI, Lockport IL, Palos Park IL, Worth IL, Shirland IL, Palmyra WI, Afton WI, Winnebago IL, Hanover WI, Evergreen Park IL, Palos Heights IL, Muskego WI, Millington IL, Leland IL, Chana IL, Byron IL, Joliet IL, Orland Park IL, Alsip IL, Franklin WI, North Prairie WI, Newark IL, Milton WI, Paw Paw IL, Oak Creek WI, Midlothian IL, Robbins IL, Hales Corners WI, Blue Island IL, Sheridan IL, Ashton IL, Durand IL, Greendale WI, Oak Forest IL, Compton IL, Tinley Park IL, Earlville IL, Mokena IL, Posen IL, South Milwaukee WI, New Lenox IL, Riverdale IL, Footville WI, Orfordville WI, Harvey IL, West Brooklyn IL, Fort Atkinson WI, Cudahy WI, Country Club Hills IL, Dolton IL, Hazel Crest IL, Whiting IN, Edgerton WI, South Holland IL, Homewood IL, Flossmoor IL, Calumet City IL, Thornton IL, Lee Center IL, Hammond IN, Olympia Fields IL, Glenwood IL, East Chicago IN, Chicago Heights IL, Lansing IL, Evansville WI, Mendota IL, Sublette IL, Munster IN, Gary IN, Highland IN, Stoughton WI, Griffith IN, La Moille IL