Cost of Silicone Restoration Membrane for a Commercial Roof

What’s the Cost of a Silicone Roof Coating System?

Rufus West Silicone Roof Coatings

Summary: A roof coating system will likely cost $4 – $7 per square foot. With increased material costs, gas prices, labor shortages, etc., the cost today (August 2023) is likely double what it used to be a year ago. This is a very volatile time. The cost of silicone changes on a daily basis.

One of the most important questions we get when looking at roofing projects is, “What will this cost me?” Our sales team works with property owners and facility managers to keep their buildings dry and safe…within their budget.

We are happy to save owners and managers money by restoring their commercial roof system with a silicone restoration membrane (SRM or Silicone Roof Coating) and bypassing the need to replace the entire system.

A Silicone Roof Coating can save you thousands of dollars in materials, labor, and time.

In this article, we break down the costs of Silicone Roof Coatings and what you should consider when looking to install a silicone roof coating on your commercial roof.

What is a Silicone Roof Coating System?

A silicone roof coating system is a fluid-applied silicone coating sprayed directly onto an existing roof system. Facility owners and managers tend to opt for a roof coating, usually silicone, when their roofing systems are in good shape but just need a renewal from age and normal wear and tear.

Read More: Installation and Performance of Silicone Roof Coating Systems

The process of installing a silicone roof coating system is relatively straightforward:

  1. Inspection and Repairs
  2. Seam Reinforcement
  3. Silicone Application
  4. Warranty


If your commercial flat roof is in good working condition, you can install a silicone roof coating system to extend the life of your roof and renew your warranty. But how much does it cost?

For an average 20,000 sq. foot commercial roof, it will usually cost between $4.00 and $8.00 per square foot in materials and labor to install a typical Silicone Roof Coating System.

***Pricing for materials, gas prices, labor shortages, etc., has increased costs drastically. Depending on the details of the job, the price can be lower or higher than the cost range above.***

To get the best roofing system for the right price, you will need to consider these key factors:

Infrared Survey

Before a silicone roof coating is applied, the contractor will perform an infrared survey to examine the condition of the insulation under the roof. An Infrared Moisture Survey is a terrific way to visually see the quality of the insulation across a wide area.

When the temperature drops in the evening, your contractor will take photos of your roof with an infrared camera. These photos will tell visually where the insulation is wet under the membrane. By using these photos, your contractor knows where they need to replace the underlying insulation.

Read More: Do I Need a Commercial Roof Inspection or Survey?

Roof Repairs

Cost of Silicone Restoration Membrane for a Commercial Roof
SRM Roof Repairs

If your commercial roof needs minor repairs, those can factor into the cost of your Silicone Roof Coating System.

Since your roof is being restored with a silicone coating, most of the roof surface is in good condition. The repairs are usually less than 25% of the roof, keeping the rest of the roof untouched.

The contractors will remove any saturated insulation, and replace the area with new, like insulation (polyiso is repaired with polyiso and so on). The areas being repaired are patched up and ready for the entire roof to be cleaned.

Read More: Commercial Roof Preventative Maintenance and Repair

Power Washing

After the inspection and contract are both completed, your contractor will start the silicone roof coating application by power washing the surface of the roof. It’s important to thoroughly clean the roof surface from debris and dirt so that the silicone will adhere properly.

There are two ways a contractor can power wash a commercial roof:

This is the most popular way to power wash a commercial roof and is usually the process a contractor will take. The contractor will use a power wash wand or a machine with a spinning brush to clean the surface of the roof.

Then the contractor will need to dry to the surface of the roof with a powerful air dryer, or they will have to let the roof dry naturally overnight or over the course of a few days. This process can lengthen the duration of the project.

The less popular, but eco-friendlier power washing option is a reclamation washing process. This process uses heated high-pressure water with a spinning brush to clean the roof surface. As the water is cleaning the roof surface, the attached vacuum sucks up the water, processes it through a filtration system, and then disposes of it properly in the facility’s sewer system. This process uses less water, collects used water, and takes a shorter amount of time for the roof surface to dry.

Membrane Seam Repair

Cost of Silicone Restoration Membrane for a Commercial Roof
SRM Seam Repair

After any repairs are made to your roofing system, the contractor will reinforce all of the existing seams across your roof. This seam reinforcement simply adds a layer of mesh and coating or self-adhesive tape to further prevent leaks in the more vulnerable areas of the roof.

There are two common types of seam reinforcement.

Polyester Mesh with Coating

Installing a polyester-reinforced mesh into a liquid top coating and then an additional silicone coating after the topcoat has cured.

Self-Adhesive Tape

To reinforce the seams, flashings, and penetrations with a self-adhering, reinforcing tape that would then receive a liquid topcoat. This process costs more, but it can save money on time and labor because it’s a quicker process for the contractor.

Silicone Coating

The final application is the actual silicone coating. The Silicone Roof Coating is sprayed on, or roller applied over the entire surface of the roof, adding a seamless, waterproof layer to your commercial flat roof to protect the existing roof, repairs, and seams from water.

The number of layers and thickness of layers depends on the brand of material/manufacturer your contractor is using. Some manufacturers allow one coat of silicone, while others require two. Different manufacturers will offer contractor certifications, so ask your contractor what brands they use and if they are certified/licensed by their preferred manufacturers.

Warranty Fees

After the Silicone Roof Coating is applied and completed, it will be inspected by a 3rd party to ensure that the silicone was properly applied to the manufacturer’s specifications. When the roof coating passes the inspection, the warranty will be issued to the facility owner/manager.

The cost of the warranty is determined by the length of the warranty and the manufacturer. Warranties are usually 10-20 years long.

So, there you have it. For an average 20,000 sq. foot commercial roof, it will usually cost between $4.00 and $8.00 per square foot in materials and labor to install a typical Silicone Roof Coating System.

If you have any further questions about what your Silicone Roof Coating System will cost, fill out our contact form online to get a quote.

*Cost ranges are general estimates; each roofing system is unique, and costs can vary. Please seek a professional quote for more specific and reliable costs.

download the silicone roof coating cheat sheet

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Rufus West