One of the first questions we get asked by property managers is, “How long will a spray foam roof last?”.
The answer is that a spray foam roof will last indefinitely if you keep up with the maintenance and recoat schedule.
We have proof. One of the first spray foam roofs we ever did was at Playhouse Square in Cleveland, OH in 1972.
The foam was sprayed over Playhouse Square’s State Theatre Auditorium Roof in Cleveland, OH 50 years ago, and it’s still performing as it did in year #1.
Here are other spray foam roofs that have lasted 25+ years
Here are some other roofs that have lasted more than 25 years:
Firelands High School
- Spray foam roof installed – 1988
- Recoated in 1996, 2006, and 2017
Firelands Middle School
- Spray foam roof installed – 1986
- Recoated in 1996, 2006
Vermilion Middle School
- Spray foam roof installed – 1990
- Recoated in 2000, 2022
Perkins Township Fire Dept
- Spray foam roof installed – 1996
- Recoated in 2009, 2019
Some roofs have 10-year warranties, some 15, and some 20. Some roofs have multiple sections where each area has a different warranty.
We have many, many more examples. If you ever want to know more about them, contact us anytime!
How does a spray foam last indefinitely?
So, when we install a spray foam roof, they can come in a 10, 15- or 20-year warranty.
For example, when you get a 10-year warranty, you’ll get 10 years’ worth of silicone coating overtop of the spray foam, usually 20 mils thick.
During years 1-10, we came out 2x/a year to perform simple maintenance on the roof. This maintenance is recommended but not required to maintain the warranty terms. Tasks performed are:
- Visual roof inspection
- Cleaning of drains, strainers, and gutters
- Cut out any defective areas, make sure they are clean and dry
- Apply caulk/sealant to defective areas and smooth out
- Provide a roof inspection report
But on year 11, when the warranty has run out, the original 20 mils of silicone coating, you might be down to 9 or 10 mils, maybe even less. It depends on where the roof is located, the harsh weather, and the amount of foot traffic.
In year 11, there’s no need for a roof tear-off. All that needs to be done is to pressure wash the roof, provide simple repairs and install new coating.
At this time, you can choose a new 10, 15- or 20-year warranty, whichever works best for you.
What happens during the spray foam recoating process?
Step 1: Pressure wash the roof
Step 2: Walk the roof and fix any mechanical damages, such as blisters, holes, or areas of wet foam
Step 3: Apply the new coating
How much does a recoat cost?
The average recoat will cost about 1/3 to 1/2 of the original installation cost in today’s dollars. The cost can vary depending on the following:
- the distance from the contractor
- how many repairs need to be done before the recoat
- how long of a new warranty is desired (longer warranty uses more product)
Performing preventative maintenance annually ensures your recoat will be on the lower end of the recoat price range.
[table id=2 /]*This is a general cost. There can be many variables that increase/decrease this amount
The point I’m trying to make is that once you have a spray foam roof, it’s basically a maintenance item. A foam roof is more cost-effective than a traditional roof that needs to be torn off and replaced after its warranty is over.
Conclusion
In short, a spray foam roof should be the last roof you ever have to put on. After initial installation, it’s a maintenance item that can always be under warranty.
Throw in the energy savings of having a spray foam roof, and it instantly becomes a cost-effective option.
