Roof Restoration can be a great intermediate option for building owners that need to make the current roof last longer because a full replacement or recovery system is not in the budget for the near future.
These systems can be installed over many membrane types including conventional “built-up”, smooth/granular surfaced modified bitumen, EPDM rubber, sprayed polyurethane foam, thermoplastic single-ply membranes, and most metal roofs.
Roof Restoration by Roof Type
Metal Roof Restoration Process
Powerwash and Clean the Roof Surface
Replace and missing or damaged fasteners. Repair any rusted or damaged sections of the roof.
"Detail" all of the flashings, panel seams, and fastener heads with heavy, trowel-grade repair mastics or self-adhering flashing tape.
Depending on the system selected, apply one or two finish coats of the liquid coating over the entire roof.
Metal buildings and structures with seam fastened metal roofs are almost always good candidates for a restoration system in the form of a liquid elastomeric coating. Most often, the approach here is to create a "three-course" reinforced flashing at the transitions such as panel ends and ridge caps, vents, skylights or any other roof curb by applying a bed of elastomeric or neoprene – polyester felt – and then another layer of elastomeric or neoprene on top of the reinforcement. Once the all of the detail work (described above) has been performed, the entire roof is then two-coated with the liquid system using a combination of spray equipment and squeegees.
Individual cases will vary based on existing conditions, but on average these systems can be issued a renewable 10 year warranty, meaning that with proper care and maintenance, (i.e. another top coat of elastomeric applied at year 8 for example) your warranty can be extended for up to another 10 years.
In the case of a metal panel roof, the cost of a reinforced liquid applied system can be up to 40% less than the traditional roofing approach of installing flute fillers, coverboard insulation, and then a waterproofing / roofing membrane.
Asphaltic Roof Restoration Process
Perform an infrared moisture scan to locate areas ant areas of wet insulation within the existing roofing system. Mark these areas for replacement.
Powerwash and Clean the Roof Surface using detergents to aid in surface prep.
Cut-out and replace all areas identified as wet during the infrared scan. This is a crucial aspect of a successful restoration system.
Perform repairs to the flashings, perimeter, drains, and any deficiencies found within the field of the roof. Repair methods vary based on system selected.
Depending on the system selected, apply one or two finish coats of the liquid coating over the entire roof. Some roofs can be restored with a single layer of silicone while others may require an emulsion or thermoplastic base coat before finish coat(s) can be applied.
There are two approaches in restoring a Modified Bitumen or Conventional Built-Up Roof - you either apply a coating to increase the surface reflectivity only, or a coating that will both increase the reflectivity as well as add additional waterproofing.
Reflective Coatings are used to cool the waterproofing membrane(s) of the roofing system. These coatings do not add waterproofing, but slow the aging of the existing bituminous roofing membrane by keeping it cooler. This approach is a good fit for a building with a normally aging roofing system that has very little or no leaks. The idea is to preemptively maintain the roof membrane with a reflective surface thereby lessening the solar load and reducing the daily thermo-stresses put on the membrane. You can expect a service life of 5-10 years for a reflective coating, depending upon the existing conditions on your specific roof, the type of coating selected, and the number of layers (coats) applied.
Waterproofing Roof Coatings like 100% solid silicones, thermoplastics, and some elastomeric, on the other hand, can have the reflective properties of an aluminum or acrylic coating but will also add dependable waterproofing as well. In an waterproofing restoration system, the coating will be applied at a higher coverage rate than a reflective surface coating, and reinforcing polyester or fiberglass is added to the system. Similar to metal roofs, a three-course neoprene/polyester/neoprene treatment is performed at all roof penetrations and any damaged areas in the roof field prior to the application of the elastomeric coating on the entire roof area. Modified and Built-Up roofs that have limited leaks and a smooth membrane surface are excellent candidates for this type of roofing system.
Depending on the materials selected and your specific existing conditions, these roofs can come with full system guarantees of up to 15 years.
Ethylene-propylene-diene-monomer (EPDM) is a thermoset synthetic rubber membrane, with the feel and appearance of an inner tube tire. There are two main types of EPDM roofing systems:
Ballasted EPDM Systems: In this system, commonly known as a builder's roof for its speed of installation and low initial cost, the rubber membrane is often installed beneath a heavy layer of washed river rock ballast that keeps the roof on the building. Ballasted EPDM roofing systems are not recommended for any type of roof restoration.
Mechanically-Attached or Fully-Adhered EPDM Systems: If you have an exposed (non-ballasted) EPDM membrane, a reflective (acrylic) coating can be applied to reduce thermal stress and extend the membrane’s service life. However, because of the inherent shrinkage that can occur with this membrane, a case by case examination of the membrane and its function as a system is needed to determine if a restoration approach will be cost-effective for you.
Thermoplastic single-ply membranes (such as PVC, TPO, Hypalon and CSPE) are manufactured with a reflective surface, most commonly, white. In this respect, it is not very common for reflective, acrylic coatings to be applied.
Over time however, it is possible for the membrane to begin to degrade from exposure and abuse. Though very gradual, thermoplastics naturally lose waterproofing thickness over time. Specialty elastomeric and silicone coatings have been formulated to match the initial characteristics of a specific membrane, and can be applied to add anywhere from 10-20 years of additional life to a thermoplastic single ply.
Is Roof Restoration an Option for My Building?
While there are many “coating” contractors that promote these systems to everyone and make claims that they will work with virtually any roofing system in place, the best answer is that roof restoration may be an option for you, depending on several factors.
It is true that you can spray apply a coat or two of waterproofing on any existing flat roof, no matter what the membrane looks like. However, much like installing a second roofing system, the existing roof must present a viable substrate for the application of a restoration system, or money spent on simply spraying the roof will be wasted.
The concept is the same as installing a third roof or installing a second roof over a roof that is currently holding water either between the membrane layers or in the insulation.These systems can only be effective if they are used over a roofing system that does not contain moisture and has a surface capable of accepting a uniform, smooth coat. For example, some built-up roofs with embedded gravel in the flood coat may not be good candidates for these systems because that surface would not allow for a uniform coat to be applied.
The best way to find out if this is an option is to have an expert from Solution One come out to your building and examine the roof. This process comes without a price tag nor an obligation. Making this simple phone call could potentially save you tens of thousands if the system is a match for you.
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