What is a silicone roof coating?
A silicone roof coating is a 100% silicone elastomeric membrane spray-applied at 20–35 dry mils over an existing roof. It restores waterproofing, reflects 80–90% of solar radiation, and extends roof service life by 10–20 years per coating cycle — typically at 30–50% of the cost of full tear-off and replacement.
Unlike acrylic or polyurethane coatings, silicone does not break down under ponding water and does not chalk away under UV. That's why it's become the dominant restoration coating for low-slope commercial roofs in the Western U.S.
When silicone restoration is the right call
Coating works on roofs that are structurally sound but watershedding is failing. It does not fix saturated insulation, rotted decking, or end-of-life membranes that are crumbling.
- ›Existing roof has 5+ years of structural life remaining
- ›Less than 25% wet insulation by IR scan or core sample
- ›Surface is single-ply (TPO, EPDM, PVC), modified bitumen, BUR, or metal
- ›Owner wants to defer capital replacement and reduce cooling load
- ›Building remains occupied — no tear-off required, no debris in the building
Cool roof and energy savings
A bright white silicone coating typically carries an SRI (Solar Reflectance Index) above 100 — well above Title 24 cool roof requirements in California and the equivalent thresholds in Nevada, Arizona, and Utah. Rooftop temperatures drop 50–70°F on a summer afternoon, which directly reduces HVAC load.
On a typical 50,000 sq ft commercial building in the Central Valley, customers report 10–20% summer cooling cost reductions after silicone restoration. That alone can pay back a portion of the coating within 3–5 years.
The installation process
A real restoration is more than spraying coating. The prep is what determines whether you get 5 years out of the system or 25.
- ›Infrared scan to map wet insulation; cut out and replace any saturated areas
- ›Power-wash the entire roof to remove chalk, dirt, biological growth, and oxidation
- ›Repair seams, penetrations, and flashing details with reinforcing fabric and base coat
- ›Install drains and curbs as needed
- ›Spray-apply silicone in two passes to achieve specified mil thickness (verified with wet-film gauges)
- ›Walk-off granule in walkway areas for foot traffic
Warranty and long-term maintenance
Manufacturer-backed silicone systems carry 10, 15, and 20-year material-and-labor warranties when installed by certified contractors. The coating can be re-coated indefinitely — every 10–15 years you wash and apply another 15–20 mil topcoat, which resets the service life. We've worked on roofs that are now in their third coating cycle and still performing.
We're a manufacturer-certified silicone applicator and have restored everything from elementary school flat roofs to multi-acre warehouse roofs across California, Oregon, and Idaho. See our roof coatings service page for spec details, or contact us for a free IR scan and budget proposal.
