The nine “pros” are:
- Cost savings versus a complete tear-off
- Extended roof life
- They aren’t considered an official “roofing system”
- No tear-off = good for the environment
- Leaves behind a seamless membrane
- Reduces energy expenses
- Short project install time
- New 10-20-year, renewable, manufacturer’s warranty
- Predictable expense forecasting
The six “cons” are:
- Difficult to adhere to silicone
- Strict eligibility requirements
- Installer expertise
- Increased safety risk
- Loss of roof reflectiveness
- Smell during installation
And just so you aware, West Roofing Systems has been installing silicone roof coating systems since they became a “thing” around the year 2008.
Pros of Silicone Roof Coating Systems
Cost Savings
The #1 benefit of a silicone roof coating system is the cost savings versus completely tearing off and installing a new roof system.
A silicone coating system usually costs between $3 and $7 per square foot. A complete roof tear-off and installation costs at least $10 per square foot.
However, Pricing is volatile and can vary significantly.
As long as the existing roof substrate is dry and stable, no roof removal is required.
If the roof has wet areas, these can be removed and replaced with new, dry material before installing silicone.
Extended Life Roof
If your roof is in relatively good condition, you can extend its life by protecting it from the elements. Since the silicone is applied as a liquid, it fills in any seams, cracks, or other vulnerable areas of your roof.
Warranties come in 10, 15, and 20-year increments.
Not Considered an official roofing system
Per building codes, a commercial building can have a maximum of two roofing systems. So, if you already have two roofs and want to install a new one, you must remove at least one roofing system.
A massive benefit of coating systems is that they are considered “maintenance” rather than a new roofing system.
This is great for buildings with two roofs because it doesn’t automatically require removing an entire roofing system.
Minimal Tear-off
Only the damaged/wet insulation and membrane are removed and replaced when a coating system is installed. This is a considerable cost-savings compared to a complete tear-off and replacement.
If a roof has 75% good insulation that isn’t wet, why pay to rip it off???
Landfill costs are minimized.
When landfill deposits are minimal, it’s good for the environment.
Leaves Behind a Seamless Membrane
Seams are the #1 cause of a roof leak. They endure the most stress when the roof expands and contracts.
Silicone roof coating systems are installed with a spray gun, or if it’s windy, through snake and rolling.
With silicone roof coating systems leaving behind a seamless membrane, there are no seams that can break open, and the likelihood of a leak is greatly reduced.
Reduced Energy Expenses
Silicone roof coatings are often called “cool roofs” because they keep facilities cool.
The bright white color reflects UV rays, reducing energy costs by up to 35% by reducing air conditioning usage to keep the facilities cool.
Short Project Installation Time
One of the biggest issues with having work done on your facility is the interruptions to your building’s daily functions.
A silicone coating installation can reduce project duration by up to 30%. This is not only more convenient, but it can also save money on labor expenses.
New Manufacturer’s Warranty
A manufacturer’s warranty can back a silicone roof coating system. These usually come in 10, 15, and 20-year warranties.
The coating will prevent roof leaks unless there are:
- interference by third parties (such as another contractor damaging the roof)
- acts of God (such as a tornado)
- structural changes to the building
- a change in operations
Predictable Expense Forecasting
After you install a coating system, it should come with a 10-20-year, renewable warranty. Once the 10-20 years are up, the roof will be at a point where the contractor can make minor repairs, clean the roof, and install more coating.
A new 10-20-year warranty is then granted.
The roofing cost is predictable, accurate, and perfect for forecasting.
The process can be repeated over and over again.
Cons of Silicone Roof Coating
Here are some cons of silicone roof coating systems.
Difficult to Adhere to Silicone
They say that nothing sticks to silicone besides more silicone. This is true. You’ll likely need to remove the silicone layer before installing a different roofing system.
Having a silicone roof system is a long-term investment.
Strict Eligibility
To be eligible for a silicone roof coating system, your roof needs to:
- Have less than 25% of the insulation wet
- Have seams that are in good/decent condition
- Have been maintained year after year
Unfortunately, most building owners only seek roof help once their roof is leaking, and in this case, the roof may not be eligible.
To find out, a roofing contractor will perform a roof inspection to determine the health of your roof.
Silicone Coating Expertise
It may appear easy to install silicone coating because it’s similar to painting the walls in your home, but the coating will not last if the roof isn’t prepared correctly.
Here are some questions that come up when talking about preparing a roof for silicone coating:
- Will the coating adhere correctly to the existing roof?
- Is a primer needed?
- Should the coating be rolled on or spray-applied?
- Is the right thickness of coating applied so the warranty is granted?
- Are the seams treated appropriately?
The wrong answer to these questions can be the difference in coating lasting two months or 20 years.
Increased Safety Concerns
Another risk of using a waterproof material such as silicone to coat your commercial roof is when the surface gets wet. It tends to be more slippery than a typical roof system. The wet coating can be an added risk for personnel managing units, skylights, or roofing issues on the roof.
Loss of Reflective Properties
The silicone layer is prone to hold dirt and allow the rain to wash it away. Like any roofing solution, the natural elements will wear the silicone coating down over time. This means that over time, you will lose some of the reflective properties that contribute to your facility’s energy savings.
Smell During Application
Suppose silicone is installed on a roof with many fresh air intakes, like a hospital. In that case, these intakes need to be sealed during installation.
This is because silicone has an unpleasant smell when it’s curing.
It’s not a huge negative, as the smell doesn’t last very long. Still, it’s something a roofing contractor needs to take caution with during installation.
Learn more about silicone roof coating systems
Silicone roof coating systems are great alternatives to replacing your roof system.
You can restore your commercial roof to working condition in less time, with less cost, and while keeping your building under warranty.
