Commercial roof restoration
Renew the roof you have
Recover a failing roof in place. We match each substrate to the right coating or spray foam system and renew it without the cost, debris, and downtime of a full tear-off.
- Typical cost vs replacement
- 1/3 or less
- Tear-off debris avoided
- ~20 lb/SF
- Surface temperature drop
- 50 to 80°F
- Common energy payback
- 3 to 5 yr
Recover, do not rip off
Restoration recovers a roof that still has a sound deck instead of stripping it to the structure. After an inspection confirms the substrate, the roof is cleaned, repaired, and sealed with a coating or SPF system chosen for that material. The result is a warranted roof for a fraction of replacement cost, with no tear-off.
Most low-slope roofs fail at the seams and details long before the deck gives out. When an inspection confirms the structure is sound, there is no reason to send a perfectly good deck to the landfill. Restoration cleans and repairs what is there, then seals it under a coating or SPF system chosen for the substrate.
The result is a warranted, reflective roof installed without a tear-off, which keeps the building operating and the project budget closer to a coating than a replacement. Restoration is our flagship, and it is entirely self-performed.
Your roof points to the method
Restoration is not one product. Each substrate is matched to the system that performs best on it. Here is how we read the five we restore most, and where to go deeper.
| Substrate | Type | Recommended method | ROI | Detail link |
|---|---|---|---|---|
| Single-ply | TPO, EPDM, PVC | Coating | High | Details |
| Metal | Ribbed, standing seam | Coating (SPF alt.) | High | Details |
| Built-up | Smooth, gravel BUR | SPF | Moderate | Details |
| Modified bitumen | Mod-bit membrane | Coating (SPF alt.) | High | Per assessment |
| Existing SPF | Aging foam roof | Recoat | High | Details |
Method is confirmed after a moisture survey and adhesion test. Modified bitumen and existing SPF are handled as part of this restoration program; coating is usually preferred, with SPF as an alternative where added insulation is the goal.
Two ways forward, very different outcomes
Restoration
- Recovers the existing roof in place
- No tear-off, dumpsters, or debris
- Work happens above an operating building
- Renewable warranty at spec thickness
- Reflective cool-roof surface
Full replacement
- Strips the roof to the structural deck
- Roughly 20 lb of debris per square foot to landfill
- Interior exposed during the tear-off
- New warranty, but a new full-cost roof
- Days to weeks of disruption
Industry cost ranges: coating restoration commonly $2 to $7 per sq ft versus $10 to $20 or more per sq ft for replacement. Final figures depend on roof condition.
From survey to warranty
- 01
Inspect
A moisture survey and adhesion test confirm the deck is sound and identify which substrate we are working with.
- 02
Match the method
Single-ply, metal, and existing SPF point to a coating; built-up roofs point to SPF. The matrix below sets the path.
- 03
Clean and repair
The roof is cleaned, seams and penetrations are detailed, and wet insulation is removed where needed.
- 04
Seal and warrant
The chosen coating or foam is applied at warranty thickness, renewing the roof in place with a 10, 15, or 20-year term.
Warranted, and renewable
A restored roof carries a real warranty, set by the thickness of the topcoat, and it renews on a recoat cycle rather than failing all at once.
Leak-free warranty
- Cleaned and repaired substrate
- Reflective finish
- Renewable with a recoat
Leak-free warranty
- Heavier system build
- Reinforced details and seams
- Documented condition baseline
Leak-free warranty
- Maximum system build
- Longest leak-free term
- Manufacturer-backed coverage
Warranty term follows the applied system thickness. Final term is confirmed during the assessment based on substrate and roof condition.
Roof restoration questions
How is restoration different from replacement?
Restoration recovers the existing roof in place; replacement tears it off to the deck. Industry pricing for coating restoration commonly runs about $2 to $7 per square foot versus $10 to $20 or more for replacement.
Which roofs can be restored?
Single-ply (TPO, EPDM, PVC), metal, built-up, modified bitumen, and existing SPF can all be restored when the substrate is sound. Each is matched to a coating or spray foam system.
How do you decide between a coating and spray foam?
Single-ply, metal, modified bitumen, and existing SPF are usually best with a coating. Built-up roofs are usually best converted to SPF. We confirm the call after the moisture survey.
Will it disrupt our operations?
No tear-off means no dumpsters, no debris, and no interior exposure. Work happens above an occupied, operating building.
Is restoration more sustainable?
Yes. A replacement sends roughly 20 pounds of debris per square foot to landfill. Restoring in place can divert about 20 tons for every 100,000 square feet of roof.
Can a restored roof carry a warranty?
Yes. Recovered coating and foam systems carry 10, 15, and 20-year warranties when applied at the required thickness.
Is a commercial roof warranty transferable to a new building owner?
It depends on the manufacturer and the specific warranty terms, which vary by system. Transferability is something to confirm at the time of sale rather than assume, and we can help you locate that answer in your warranty documentation.
Related services
- SPFSpray Polyurethane Foam RoofingA single continuous membrane sprayed in place. It bonds to the deck, self-flashes every penetration, and finishes with zero seams to fail.
- COATRoof CoatingsElastomeric silicone and acrylic coating systems that restore reflectivity and waterproofing on existing roofs, extending service life without a tear-off.
- INSCommercial Roof InspectionA documented field assessment with thermal moisture mapping and adhesion data, delivered as a written report you can act on before any work begins.
Find out if your roof can be restored
It starts with a moisture survey and adhesion test. If the deck is sound, we will show you the substrate-matched path and what it saves.
41-year commercial roofing and insulation record