Quick Summary: The best solution is to minimize tear-off and install a roof coating system. The worst option is to rip it all off and install a new roof.
Why is this an issue?
It’s an issue because TPO contractors likely will not offer a coating system. They want the big dollar, and that’s to rip it all off and install a new membrane.
What’s a real-world example?
Since TPO is typically the choice for brand-new construction projects, property managers become familiar with them.
But what happens 10, 15, or 20 years down the road when the warranty is about to expire and the roof is beginning to show signs of failure?
Most property managers will contact the installer and see what they recommend.
The contractor will likely recommend a complete tear-off and replacement.
Why?
More money.
This is a problem because these roofs are usually great candidates to be restored with an elastomeric coating.
Here are a few before and after photos of TPO roofs restored with silicone coating: Before (this roof was 15 years old and just became out of warranty)
After (this roof got a 10-year, renewable, full-system warranty)
Before (this roof was 16 years old):
After (this roof got a 10-year, renewable, full-system warranty):
What are the benefits of a coating system versus a complete tear-off?
The #1 benefit is cost.
Coating systems usually cost 1/3 to 1/2 of a complete replacement. This is because tear-off is minimized. Only damaged membrane or wet insulation is removed and replaced.
A complete tear-off is exactly what it sounds like…100% of the TPO and 100% of the insulation below is torn off and replaced. Here’s why tear-offs cost more than restorations:
- Much more labor hours are required to rip an entire roof off and replace it.
- Much more materials are needed to install an entire new roof.
- Landfill costs are maximized when you’re depositing 100% of a roof.
When you add these costs together, it’s no surprise that the coating system is much more cost-effective.
Other benefits include:
- Roof coating systems come with a 10, 15, or 20–year warranty, determined by the thickness of the coating installed. The roof can be recoated when the warranty is over, and a new 10-20-year warranty can be granted.
- Since tear-off is minimized, landfill contributions are minimal. This is good for the environment.
- Since roof coating systems are fluid-applied, you’ll be left with a seamless membrane. This makes roof maintenance easy. When a roof leaks, the main culprit is a loss of seam adhesion. With no exposed seams, this leaking variable is eliminated.
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