Silicone Roof Coatings for TPO, EPDM, Metal, BUR & Modified Bitumen Roofs Without Costly Tear-Off
Commercial Roof Restoration & Coating Specialists Nationwide
Commercial roof restoration is the process of repairing and recoating an existing flat or low-slope roof with a seamless, fluid-applied membrane instead of tearing it off and replacing it. Sun, ponding water, thermal shock, and wind break down TPO, EPDM, PVC, modified bitumen, built-up, and metal roofs over time, and most fail first at seams, flashings, and penetrations long before the field membrane is worn out. When leaks start, owners are often told the only fix is a full tear-off, which shuts down operations, fills landfills, and drains capital. For a structurally sound roof, that usually isn’t true.
Presto Restoration has restored commercial buildings across the United States since 1998. We restore structurally sound roofs with premium silicone coating systems, including GE Enduris, adding years of service life, often a decade or longer, at a fraction of the cost of replacement. We coat TPO, PVC, EPDM, and CSPE single-ply membranes; aged or previously coated metal roofs; built-up roofing (BUR), modified bitumen, and cap sheets; spray polyurethane foam (SPF); and most existing acrylic or urethane coatings. The result is a seamless, reflective membrane that stops leaks, lowers cooling costs, and extends roof life without the disruption of a tear-off.
OUR COMMERCIAL ROOF COATING SERVICES
Presto installs high-performance silicone coating systems built to hold up to heat, storms, ponding water, and freeze-thaw cycles while extending the life of structurally sound commercial roofs. Below are the roof systems we regularly coat and restore.
Silicone roof coatings are fluid-applied membranes that cure into a seamless, waterproof layer over an existing commercial roof. Silicone is the top-performing coating chemistry for roofs that hold ponding water: it stays waterproof and UV-stable even when water sits on the membrane for days, while acrylic and other elastomeric coatings break down under prolonged moisture. Its bright white surface also reflects most of the sun’s heat, lowering rooftop temperatures and cooling loads. Presto installs premium silicone systems, including GE Enduris, after adhesion testing, flashing repairs, and surface preparation, for a seamless membrane backed by manufacturer warranty terms.
Single-ply roof coating restores TPO, PVC, EPDM, and CSPE membranes that have been thinned and embrittled by years of UV exposure. Aging single-ply roofs develop small punctures, shrinkage, and seam failures that turn into chronic leaks. Instead of a costly tear-off that disrupts tenants and operations, Presto seals those weak points, reinforces seams and flashings, and applies a silicone coating that restores waterproofing and adds a fresh reflective layer to shield the membrane from further UV damage. For most single-ply roofs, this is the most cost-effective way to add another decade of service life.
Spray polyurethane foam (SPF) roofs depend on a protective top coat that wears thin over time and typically needs renewal every 10 to 15 years, sooner in high-UV climates. Once the coating wears through, the exposed foam degrades quickly. Presto’s silicone recoating rebuilds that protective barrier over your existing SPF roof, seals minor surface damage, and adds another decade or more of service life. Recoating costs a fraction of tearing off and reinstalling a full SPF system and is the approach we recommend for most SPF roofs we inspect.
Modified bitumen, built-up roofing (BUR), and cap sheet roofs respond well to silicone restoration when the deck and insulation are still sound. These asphaltic systems usually fail first at seams, terminations, and penetrations, long before the field membrane is worn out. Silicone coating seals those failure points, stops ongoing surface oxidation from the sun, and adds years of service life. Because asphaltic roofs can bleed oils through a coating over time, we apply a manufacturer-approved bleed blocker primer where needed to protect adhesion and appearance.
Roof coating compatibility testing confirms whether a roof can be restored before any money is spent. Structural deterioration, saturated insulation, widespread substrate failure, or existing coatings that are chemically incompatible with silicone can all rule out restoration. Before we recommend coating work, Presto completes a full roof assessment, including a moisture survey to find wet insulation, plus adhesion testing on your roof’s actual substrate to confirm the silicone will bond and perform to specification. If your roof isn’t a fit for restoration, we tell you upfront so you can move forward with a replacement contractor with confidence.
Our Commercial Roof Restoration Process
Every commercial roof restoration follows the same proven five-phase process, built to confirm your roof is a good candidate for coating, prepare the substrate correctly, and deliver a membrane that holds up for years.
Roof Assessment & Inspection
A full walk of your roof system: membrane condition, flashings, penetrations, drains, and parapet walls. We flag any structural red flags that would rule out coating restoration before we move forward.
Adhesion Testing
Before we commit to a coating plan, we run substrate-specific adhesion testing on your actual roof. This step catches compatibility issues early and prevents coating failures down the road.
Scope & Specification
We map out the silicone system, required primers or bleed blockers, flashing and penetration repairs, total square footage, and a realistic project timeline built around local weather patterns.
Prep & Installation
Our crews clean and prep the roof surface, complete flashing repairs, and apply silicone coating at manufacturer-specified thickness, with quality checks throughout the job.
Closeout & Warranty
Complete project documentation at handoff: warranty paperwork, product data sheets, before-and-after photos, and a maintenance plan to help you get the most life out of your new coating.
Schedule Your Free Commercial Roof Assessment
Is your roof leaking, ponding water, or nearing the end of its expected lifespan? Before you sign off on a full tear-off, find out whether it can be restored instead. We’ll give you a free, honest roof assessment, coating or replacement, no pressure either way.
Call 1-800-785-9927 or Request A Free Quote.
Why Property Owners Choose Presto for Roof Restoration
Serving Commercial Roofs Nationwide
Presto Restoration is headquartered in Atlanta and restores commercial roofs and building envelopes across the United States. Our crews travel to projects nationwide, and in many metro areas local teams support routine maintenance between major projects.
Find roof restoration services in your city on our service areas page, or call 1-800-785-9927 to talk with a project manager about your roof.
Recent Commercial Roof Restoration Projects
PORTFOLIO HIGHLIGHTS
Presto has restored commercial roofs and building envelopes in cities across the country. Take a look at a few of the projects we’re proudest of.
Commercial Roof Restoration FAQs
What is commercial roof restoration?
Commercial roof restoration is the repair and recoating of an existing flat or low-slope roof with a seamless, fluid-applied membrane, usually silicone, instead of tearing it off. After seams, flashings, and penetrations are repaired, the coating seals the entire surface, stops leaks, reflects heat to lower cooling costs, and typically adds 10 to 20 years of service life when the roof deck and insulation are still sound.
How does the cost of roof restoration compare to a full replacement?
Restoring a roof with a silicone coating system generally costs 30 to 50 percent of a full tear-off and replacement, depending on roof type, condition, and how much prep work is needed. Restoration also keeps your building operating, keeps roofing debris out of landfills, and can add a decade or more to the roof’s life. Our free assessment includes real pricing so you can compare it directly against replacement bids.
How long does a silicone roof coating last?
Most silicone coating systems deliver 10 to 20 years of added service life, depending on the product, application thickness, the condition of the roof underneath, and how well the roof is maintained. Many systems carry renewable manufacturer warranties in that range, and routine inspections and small repairs stretch the lifespan further.
What commercial roof types can be coated?
We coat most structurally sound roofs: TPO, PVC, EPDM, and CSPE single-ply membranes; metal roofs, where we treat rust and seal fasteners and seams before coating; built-up roofing, modified bitumen, and cap sheets; spray polyurethane foam; and most existing acrylic or urethane coatings. Asphaltic roofs sometimes need a bleed blocker primer, and every roof gets substrate-specific adhesion testing before we commit to a coating plan.
When should a commercial roof be replaced instead of restored?
If a roof has serious structural damage, saturated insulation, widespread substrate failure, significant rot, or an existing coating that is fundamentally incompatible with silicone, full replacement is usually the better choice. We complete a moisture survey and full assessment before recommending restoration and tell you directly if your roof isn’t a good fit. We don’t perform tear-off and replacement ourselves, so when that’s the right path, you can pursue it with a roofing contractor who specializes in it.
Does a building need to close during roof coating work?
No. Commercial roof coating work happens entirely on the roof, so tenants and daily operations continue with minimal disruption. We coordinate around your building’s air intakes to manage odor during application, and because coatings need dry weather to cure, we plan the schedule around local weather and your operational needs.
Other Building Restoration Services
Skip the Expense of a Full Roof Replacement
Before you sign off on a costly tear-off, find out whether your commercial roof qualifies for restoration instead. A free assessment from Presto Restoration tells you honestly whether a silicone coating system can extend your roof’s life, saving significant capital when restoration is the right call.
Call us today at 1-800-785-9927 or click Request A Quote.