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.
What it costs
Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.
A new commercial roof is a big check to write. If your roof is worn on top but still dry underneath, a coating may buy you years for a fraction of that cost.
Call (984) 464-8602 or send the form. We set up an inspection with a local commercial roofing contractor the same day you reach us. The inspector checks whether your roof is a good fit for a coating, and you get a written estimate.
What a coating fixes
"The roof is old but we are not ready to replace it."
"The surface is cracked and chalky."
"We keep patching the same roof every year."
"The metal roof leaks at the screws and is starting to rust."
"The top floor is too hot in summer."
"We want to put off a big capital cost for a few years."
What a roof coating is
A roof coating is a thick liquid that is sprayed or rolled onto the roof. It dries into a seamless rubbery layer over the whole surface. That layer covers worn spots, small cracks and seams, and it blocks sun and water.
Most commercial coatings are white. They reflect much of the sun, which keeps the roof surface cooler.
The two main types are:
Silicone. Holds up well where water sits on the roof. A common choice for flat roofs.
Acrylic. Usually costs less. Works well on metal and sloped roofs that drain quickly.
Other types exist too, and the right one depends on your roof.
When a coating makes sense
A coating is a good fit when:
The insulation is mostly dry. This is the big one. A coating seals the roof from the top. If the insulation below is wet, the coating traps that water in.
The roof is worn, not destroyed. Seams and surface are aging, but the roof is still attached and solid.
Water drains reasonably well. Some ponding is fine with the right coating. A roof that holds deep water for days needs drainage work first.
You want to avoid a tear-off. A coating goes on top. There is no tear-off and less disruption to the people inside.
A coating is not a good fit when large parts of the roof are wet, the deck is damaged, or the roof is coming loose.
How a coating job works
Inspection and moisture check. The inspector walks the roof and checks for wet insulation, often with an infrared camera or small core samples. This decides whether a coating will work.
Repairs first. Wet areas are cut out and replaced. Open seams, bad flashing, loose screws and rust are fixed.
Cleaning. The roof is power washed so the coating can bond.
Primer, where needed. Some roofs need a primer for the coating to stick.
Coating. The coating is sprayed or rolled on, often in two coats, to a set thickness.
Final check. The thickness is checked, and the warranty paperwork is issued.
Ask the contractor to show you each step in photos.
Why coatings fit Raleigh roofs
Heat and sun. Normal July highs at Raleigh-Durham sit near 91 degrees, based on National Weather Service climate normals. A white coating reflects much of the sun, which keeps the roof surface cooler and slows the aging of what is underneath.
Older metal buildings. Older warehouses and shops often have screw-down metal roofs. A coating, after the screws and rust are dealt with, can stop leaks across the whole roof at once.
Storm season. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. A coating does not make a weak roof strong. Loose edges, flashing and attachment need to be fixed before the coating goes on, or the wind will find them.
The North Carolina code question
North Carolina code limits how many roofs can be stacked on a building. If a building already has two roofs, or if the roof is water-soaked, a new roof cannot go on top. The old roofs must come off.
A coating is not the same as adding a new roof layer, but the same idea applies. Coating over wet or failing roofing is a waste of money. That is why the moisture check comes first.
What to look for in a coating estimate
The coating type and brand
How thick it will be applied, in dry mils
How much wet insulation will be replaced, and how they found it
Which repairs are included before the coating
Cleaning and primer steps
The warranty: how long, who backs it, and what it covers
Whether the roof can be recoated at the end of the warranty
About these prices
The price table on this page shows typical ranges from Angi's published roof coating cost guide and HomeAdvisor's membrane roofing guide. It is not a quote. Repairs, wet insulation and rust work before the coating are extra.
Who does the work
Raleigh Commercial Roofs is a lead referral service. We connect you with one independent local commercial roofing contractor who installs roof coatings. That contractor inspects the roof, writes the estimate and does the work if you hire them.
Projects of $40,000 or more in North Carolina need a contractor licensed by the North Carolina Licensing Board for General Contractors. Ask for the licence number and proof of insurance.
Find out if your roof can be coated
Call (984) 464-8602 or send the form. We set up your inspection the same day you call. You will know if a coating will work, or if it is time for a new roof.
Frequently asked questions
How much does a roof coating cost in Raleigh?
Published national guides put installed silicone at about $1.50 to $4.50 per square foot and acrylic at about $0.50 to $3. Cleaning, repairs, rust treatment and replacing wet insulation before the coating add to the price.
How long does a roof coating last?
It depends on the coating, how thick it goes on and how the roof is cared for. Coating warranties vary by product and thickness, and many coated roofs can be recoated later. Ask the contractor what thickness they will apply, how long the warranty runs and who backs it.
Can you coat a roof that leaks?
You can coat a roof that has a few leaks, but only after the leaks are repaired and any wet insulation is cut out and replaced. A coating over wet insulation traps the water in. That is why the inspection checks for moisture first.
Silicone or acrylic, which is better?
Silicone holds up better where water sits on the roof, so it is common on flat roofs. Acrylic usually costs less and works well on sloped metal roofs that drain fast. Your roof's drainage and condition decide which fits.
Will a white coating lower my energy bills?
A white coating reflects much of the sun, so the roof surface runs cooler. Buildings with little roof insulation and big cooling loads tend to see the most benefit. The savings depend on your building, so be careful with any promise of a set number.
Does a coating need a permit?
Rules depend on the work and the local building office. Coatings often do not need the same permit as a full replacement, but some jobs do. The contractor should know the rules for Raleigh and nearby towns.