Skip to content
Raleigh Commercial Roofs

Serving Raleigh and nearby areas

Coat or Replace a Commercial Roof in Raleigh, NC

An aging flat roof that is still dry underneath can often be coated for far less than a new roof, and a wet one cannot, so call (984) 464-8602 for a free inspection that tells you which one you have.

Call now: (984) 464-8602 or book your free inspection online

Book a free roof inspection

A few quick answers. A local roofing specialist calls you back the same business day.

Local to Raleigh

We connect property owners in Raleigh and nearby areas, including Research Triangle Park, Durham, Cary, Morrisville, Apex and Holly Springs, with one independent local commercial roofing specialist.

  • Wet roofs cannot be covered

    North Carolina code does not allow roof recovering over water-soaked roofing or over two or more roof applications. The old roof has to come off first.

  • Recoat instead of tear off

    Facility management guidance says that with a coating and a roof care program, a roof can often be recoated many times before the original membrane needs replacing.

  • Hot summers favor white

    With July highs near 91 degrees, a white coating cuts roof heat. ENERGY STAR notes a clean white roof can stay about 50 degrees cooler than a grey one.

What it costs

Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.

WorkTypical range
Silicone coating, installed $1.50 to $4.50per sq ft
Acrylic coating, installed $0.50 to $3per sq ft
New TPO roof, installedFor comparison $4.50 to $14per sq ft
Tear-off of the old roof $1 to $2per sq ft
Infrared moisture scan $0.05 to $0.12per sq ft

See typical commercial roofing prices in Raleigh

When this question comes up

Owners and managers usually start asking about coat or replace when one of these happens:

The roof is near the end of its expected life

And the capital budget is due.

Repair bills keep climbing

Year after year.

The surface looks worn

Chalky, cracked, or with seams starting to show.

A tenant renewal or sale

Is coming and the roof will be inspected.

A contractor pitched a coating

And another one said replace.

Cooling bills are high

Under a dark roof.

Both answers can be right. The roof decides which one.

The one test that decides it

The key question is how much of the roof is wet under the membrane.

A coating seals and protects the top of a roof. It does not dry out what is under it. If the insulation below is wet, a coating traps that water in, where it keeps rotting the roof from the inside. Roofing makers say coatings are meant for sound roofs and cannot rescue a failing one.

So the inspection starts with a moisture check. An infrared scan, done after sunset on a dry day, shows wet insulation because it holds heat longer than dry board. Small core cuts confirm what the scan shows.

The result usually falls in one of three groups:

  1. Mostly dry. A few wet spots get cut out and replaced. The rest of the roof is cleaned, repaired and coated. This is the best case for a coating.
  2. Wet in large areas. Spot repairs plus a coating get expensive, and the risk goes up. Replacement often wins.
  3. Water-soaked. North Carolina code does not allow a new roof over a water-soaked one. The old roof comes off.

Other things that point to a coating

  • The membrane is worn on top but still attached and flexible
  • Seams can be repaired and are not failing everywhere
  • The roof drains, or ponding areas can be fixed first
  • The deck is solid, with no sagging or rust-through
  • You want a white surface to cut roof heat in Raleigh summers

Other things that point to replacement

  • Two roofs are already on the building
  • Much of the insulation is wet
  • The membrane is shrinking, split or pulling away at the edges
  • The deck is damaged or sagging
  • Drainage needs a full redesign with tapered insulation
  • Leaks keep showing up in new places after repairs

Why heat matters here

Normal July highs at Raleigh-Durham sit near 91 degrees, and a dark roof gets much hotter than the air. ENERGY STAR notes a clean white roof can stay about 50 degrees cooler than a grey one on a summer afternoon, and says cool roofs save the most in hot, sunny places on buildings with little roof insulation. A white coating over a black EPDM or a dirty, aged roof gets you some of that benefit. How much it saves depends on your building.

What each costs

Typical installed ranges from published national cost guides:

  • Silicone coating: about $1.50 to $4.50 per square foot
  • Acrylic coating: about $0.50 to $3 per square foot
  • New TPO roof: about $4.50 to $14 per square foot
  • Tear-off of the old roof: about $1 to $2 per square foot more

On a coating job, the real price depends on how much wet insulation is replaced, how many repairs are needed first, and how thick the coating goes on. On a replacement, tear-off, insulation and thickness move the price most.

Silicone holds up better where some water sits on the roof. Acrylic usually costs less and suits roofs that drain fast, like sloped metal.

Questions to ask before you sign

  1. What did the moisture scan show, and can I see the map?
  2. How many square feet of wet insulation will be replaced?
  3. What repairs are included before the coating goes on?
  4. How thick will the coating be, and how will it be checked?
  5. Who backs the warranty, and does it cover the roof under the coating?
  6. Can the roof be recoated later, and what will that take?

Coating warranties often cover the coating itself, not the old roof below it. Read the terms before you compare prices.

Before the inspection

  • Find the roof's age, its last warranty and past repair invoices
  • Note where leaks have shown up in the past two years
  • Know whether there are one or two roofs on the building now, if records show it

About these prices

The prices on this page are typical ranges from Angi and HomeAdvisor's published cost guides and a TPO cost guide. They are not quotes.

Call (984) 464-8602 or send the form with the address. A local commercial roofer is set up the same day you call.

Frequently asked questions

How do I know if my roof can be coated?

The roof has to be sound and mostly dry underneath. An infrared scan or core samples show how much of the insulation is wet. Wet areas must be cut out and replaced first. If too much is wet, a new roof is the better buy.

Is a roof coating cheaper than a new roof?

Usually much cheaper. Published national guides put silicone coatings at about $1.50 to $4.50 per square foot and acrylic at about $0.50 to $3, compared with about $4.50 to $14 for a new TPO roof.

How long does a coating last?

It depends on the product, how thick it goes on and how the roof is cared for. Coating makers commonly offer 5, 10 and even 15 year warranties. Many coated roofs can be recoated later instead of torn off.

Can you coat over a roof that leaks?

Only after the leaks are fixed and wet insulation is replaced. A coating on top of wet insulation traps the water in. That is why the moisture check comes first.

Can I put a new roof over my old one instead of tearing it off?

Sometimes. North Carolina code does not allow a new roof over a water-soaked roof or over two existing roofs. If there is one dry roof on the building now, a recover may be allowed.

What does a coating warranty cover?

Usually the coating, not the roof under it. The old membrane is not the coating maker's product. Ask who backs the warranty, what it covers and what upkeep it requires.

Other services

Common commercial roofing problems in Raleigh

Areas we serve around Raleigh

(984) 464-8602 Free inspection