Elastomeric Roof Coatings: How Do They Work?

Have you been thinking about ways to reduce energy costs while protecting your roof from potential damage? If so, you should consider elastomeric roof coatings as a reliable and cost-effective solution. Elastomeric roof coatings not only improve energy efficiency but also provide exceptional protection against leaks and other roofing issues. These coatings are a smart choice for both extending the life of your commercial roof and reducing the overall cost of cooling, particularly in warm climates.

This blog will take a closer look at elastomeric roof coatings, how they work, and why they are a great option for commercial roofing systems. Whether you’re trying to save money or restore an aging roof, elastomeric roof coatings offer a range of benefits that make them worth exploring.

What Are Elastomeric Roof Coatings?

Elastomeric roof coatings are liquid-applied substances that form a flexible, protective membrane over your existing roof. These coatings help to waterproof your roof, extend its lifespan, and reduce energy costs by reflecting sunlight. The reflective nature of these coatings is especially useful in hot climates, where cooling costs can soar.

A key advantage of elastomeric roof coatings is their ability to stretch and contract with your roof as temperatures fluctuate. This flexibility ensures that the coating remains intact and provides consistent protection, even in extreme weather conditions. It also means that your roof won’t crack or peel as easily as it would without the coating.

The application of elastomeric roof coatings is a simple yet effective way to avoid costly roof replacements. By adding this protective layer, you can continue business operations with minimal disruption while your roof is coated. Additionally, elastomeric coatings are available in a variety of formulas, making them suitable for different types of roofs and climates.

Types of Elastomeric Roof Coatings

There are several types of elastomeric roof coatings, each offering distinct benefits depending on the roofing material and environment. Understanding the different options will help you choose the best coating for your needs.

Silicone Roof Coatings

Silicone roof coatings are ideal for flat roofs, especially those that experience ponding water. Unlike some other coatings, silicone doesn’t break down when exposed to standing water, making it highly durable in areas prone to heavy rain. Silicone coatings have a high solids content, meaning that most of what you apply stays on the roof, unlike acrylic coatings where a significant portion evaporates during application.

Silicone coatings also offer excellent weather resistance, which is particularly beneficial in regions with extreme weather conditions. However, these coatings can be slippery when wet, so extra caution is needed in areas with heavy foot traffic. The longevity of silicone coatings makes them a popular choice for long-term protection and energy savings.

Polyurethane Roof Coatings

Polyurethane, sometimes referred to as urethane, is one of the most durable elastomeric roof coatings available. It’s a great option for roofs that experience frequent foot traffic or heavy equipment loads. This type of coating is resistant to ponding water and performs well on roofs that expand and contract with temperature changes.

One drawback of polyurethane coatings is that they can be difficult to apply without professional equipment. These coatings are also solvent-based, which makes them less environmentally friendly than water-based options. Despite this, polyurethane’s durability and resistance to impact make it a popular choice for commercial roofs.

Acrylic Roof Coatings

Acrylic coatings are water-based and more affordable than other elastomeric roof coatings. They are best used on sloped roofs, as they are not suitable for flat roofs with ponding water. Acrylic coatings are environmentally friendly and easy to apply, making them a popular choice for property owners looking for a cost-effective solution.

One downside to acrylic coatings is their evaporative loss during application. Approximately half of the product evaporates, meaning more material is needed to achieve the desired coverage. Despite this, acrylic coatings are known for their insulative properties and long-lasting performance, especially when energy efficiency is a priority.

Butyl Roof Coatings

Butyl elastomeric roof coatings are made from isobutylene, a hydrocarbon that offers excellent flexibility and impermeability to air. This type of coating is a great vapor barrier and is commonly used on roofs made from asphalt or modified bitumen. Butyl coatings perform well in low-slope or flat roof applications, particularly where ponding water is a concern.

However, the production process of butyl coatings is not considered environmentally friendly, leading some contractors to prefer other options. Butyl’s superior flexibility and vapor resistance make it a solid choice for specific roofing situations, despite its environmental drawbacks.

Comparing Elastomeric Roof Coatings to Traditional Roofing Options

When considering the best roofing option for your commercial or residential property, it’s important to weigh the advantages and disadvantages of elastomeric roof coatings against traditional roofing materials like asphalt and metal. Let’s explore key factors such as longevity, cost-effectiveness, ease of maintenance, and energy efficiency to see how these options stack up.

Longevity

Elastomeric Roof Coatings: Elastomeric coatings are known for their durability and flexibility, often lasting between 10 and 20 years when properly maintained. The flexibility of elastomeric coatings allows them to expand and contract with temperature fluctuations, preventing cracks and leaks. With regular maintenance, including reapplication every 15-20 years, these coatings can significantly extend the life of your roof without the need for a full replacement. Additionally, they provide superior protection from weather damage, making them a long-lasting solution for roofs in both hot and cold climates.
Asphalt Roofing: Asphalt shingles, one of the most common traditional roofing materials, typically last between 15 and 30 years. However, asphalt roofs are more susceptible to wear and tear from extreme weather conditions, especially in regions with frequent freeze-thaw cycles or intense heat. Over time, asphalt shingles may crack, curl, or lose granules, leading to costly repairs or premature replacement. Though asphalt roofs have a respectable lifespan, they usually require more frequent inspections and maintenance to stay in good condition.
Metal Roofing: Metal roofs are known for their impressive longevity, often lasting 40 to 70 years, depending on the material and maintenance. Metal roofs are highly resistant to harsh weather conditions, including heavy rain, snow, and wind. They are less prone to damage from temperature fluctuations compared to asphalt and provide excellent protection in extreme environments. However, metal roofs can be more expensive upfront and may require specialized maintenance to prevent rust or corrosion over time.

Cost-Effectiveness

Elastomeric Roof Coatings: One of the biggest advantages of elastomeric coatings is their cost-effectiveness. Applying a roof coating is typically much less expensive than replacing an entire roof. Elastomeric coatings can be applied over an existing roof, which eliminates the costs associated with tearing off old materials. Additionally, the reflective properties of these coatings can lead to significant energy savings by reducing cooling costs in warm climates. While the initial cost of elastomeric coatings can range between $1.50 and $4.50 per square foot depending on the material, the long-term savings from reduced energy use and extended roof life make them a smart investment.
Asphalt Roofing: Asphalt shingles are generally considered an affordable roofing option, with installation costs ranging between $3.50 and $5.50 per square foot. While the upfront cost is relatively low, ongoing maintenance and potential for early replacement can make asphalt roofs more expensive over time. Energy savings are also minimal with asphalt roofing, as it tends to absorb heat rather than reflect it, leading to higher cooling costs in warm climates.
Metal Roofing: Metal roofing is one of the more expensive traditional roofing options, with installation costs ranging from $5.00 to $12.00 per square foot. While the upfront cost is higher than both elastomeric coatings and asphalt shingles, the long lifespan of metal roofs can make them cost-effective in the long run. Additionally, metal roofs reflect solar heat, which can reduce cooling costs and provide savings over time.

Ease of Maintenance

Elastomeric Roof Coatings: Elastomeric roof coatings require minimal maintenance. Once applied, these coatings create a seamless, waterproof barrier that helps prevent leaks and other types of damage. Regular inspections to check for any cracks or areas of wear are recommended, but overall, elastomeric coatings are low-maintenance compared to traditional roofing options. Reapplication is typically needed every 15-20 years, depending on the type of coating and the local climate.
Asphalt Roofing: Asphalt roofs require more frequent maintenance, especially in areas prone to severe weather. Shingles can easily be damaged by wind, rain, and temperature fluctuations, requiring regular inspections and potential repairs. Common issues like curling, cracking, and missing shingles often necessitate immediate attention to prevent further damage.
Metal Roofing: Metal roofs are generally low-maintenance, requiring occasional inspections to check for rust or corrosion, especially in coastal areas. While metal is highly durable, scratches or dents from falling debris may require repairs. Regular cleaning and applying protective coatings can help extend the life of a metal roof, but overall, metal roofs are considered easy to maintain.

Energy Efficiency

Elastomeric Roof Coatings: One of the standout features of elastomeric coatings is their ability to reflect up to 90% of the sun’s rays, significantly reducing the heat absorbed by the roof. This reflective quality helps lower indoor temperatures, leading to reduced cooling costs, especially in hot climates. By keeping buildings cooler, elastomeric coatings contribute to greater energy efficiency and long-term cost savings.
Asphalt Roofing: Asphalt shingles absorb a large amount of heat, which can increase the temperature inside a building. This can result in higher energy costs during the summer months as cooling systems work harder to maintain comfortable temperatures. While some reflective shingles are available, traditional asphalt roofs are generally less energy-efficient compared to elastomeric coatings or metal roofs.
Metal Roofing: Metal roofs are known for their energy efficiency due to their reflective surface, which helps reduce heat absorption. In hot climates, metal roofs can lower cooling costs by reflecting solar radiation away from the building. Some metal roofs are coated with special reflective paint to further enhance their energy-saving properties, making them a great option for those looking to reduce energy consumption.

How Elastomeric Roof Coatings Work

Elastomeric roof coatings are made from polymers that form a flexible, durable membrane when applied to a roof surface. These polymers have a unique ability to bond with the roof material, creating a seamless layer that offers superior water resistance. Because they can stretch and move with the roof, elastomeric coatings are ideal for preventing leaks and other damage caused by thermal expansion.

When properly applied, elastomeric roof coatings can seal around vent pipes, drains, and other roof protrusions, offering full protection against water intrusion. The elasticity of these coatings allows them to endure temperature fluctuations without cracking or losing their effectiveness. This makes them a popular choice for roofs in areas that experience both extreme heat and cold.

Benefits of Elastomeric Roof Coatings

The benefits of elastomeric roof coatings extend beyond just waterproofing. One of the major advantages is energy efficiency. By reflecting sunlight away from your building, these coatings help to reduce the amount of heat absorbed by your roof. This can significantly lower cooling costs during the summer months.

Another benefit is the cost savings associated with avoiding a full roof replacement. Elastomeric coatings can extend the life of your existing roof, allowing you to avoid the expense and disruption of tearing off and replacing your roof. Additionally, they are highly durable and resistant to UV rays, making them a long-term solution for commercial roofing needs.

Energy savings through reflectivity
Protection against leaks and weather damage
Cost-effective alternative to roof replacement
Durability in extreme weather conditions

How to Maintain Elastomeric Roof Coatings

Maintaining a roof with an elastomeric coating is relatively simple, but it requires regular inspections to ensure the coating remains intact. Checking for areas where water may accumulate, such as near drainage points, is essential for preventing damage. Additionally, foot traffic or falling debris can cause small cracks or punctures in the coating, which should be repaired promptly.

Another key aspect of maintenance is reapplying the coating every 15 to 20 years. This ensures that the roof continues to receive the full benefits of the coating, including waterproofing and energy efficiency. Some elastomeric coatings can last even longer, but regular upkeep is necessary to maintain their effectiveness.

Inspect the roof regularly for damage
Check drainage areas for water buildup
Repair small cracks or punctures promptly
Reapply the coating every 15-20 years for optimal performance

How Much Do Elastomeric Roof Coatings Cost?

e cost of applying elastomeric roof coatings varies depending on the region in the U.S. and the type of coating you choose. Here’s a regional breakdown of prices for different elastomeric coatings:

Acrylic Coatings: These are the most affordable option. In most regions, including the Midwest and Southern U.S., you can expect to pay between $0.50 and $3.00 per square foot for installation. This includes both material and labor costs. However, regions with higher labor costs like the Northeast and West Coast may see prices closer to $2.00 to $4.00 per square foot.
Silicone Coatings: Silicone roof coatings, which offer superior water resistance and durability, generally cost between $1.50 and $4.50 per square foot. In states like Florida and Texas, where roofs are exposed to harsh sun and rain, silicone is a popular choice due to its longevity. However, the high labor costs in regions like California and New York can drive the price up to $5.00 per square foot.
Polyurethane Coatings: Polyurethane coatings are known for their durability and resistance to foot traffic, making them more expensive. Prices range from $2.50 to $6.00 per square foot, especially in commercial-heavy areas like the West Coast and the Northeast, where roofs experience more wear and tear.
Butyl Coatings: Butyl elastomeric coatings are slightly less common but offer excellent waterproofing and flexibility. You can expect prices to range from $1.50 to $4.00 per square foot, depending on the region. Coastal regions like the Gulf Coast may see higher demand for butyl coatings due to their superior moisture resistance.

These estimates give a general idea of what to expect, but regional variations in labor and material costs can influence final pricing. It’s always recommended to consult local roofing contractors for more accurate pricing based on your location and roof type.

How Elastomeric Coatings are Suitable for US climate?

Elastomeric coatings are particularly well-suited for the diverse climate conditions across the United States due to their flexibility, durability, and ability to adapt to various environmental challenges. Here’s why elastomeric roof coatings work effectively in different U.S. climates:

Hot and Arid Climates

In regions like the Southwest (Arizona, Nevada, etc.), where high temperatures and intense sunlight are common, elastomeric roof coatings perform exceptionally well. These coatings reflect a significant amount of UV radiation, helping to reduce the heat absorbed by the roof, which can lead to lower cooling costs. The reflective properties of elastomeric coatings are crucial for maintaining energy efficiency in buildings where HVAC systems would otherwise struggle to keep interiors cool.

Cold and Snowy Climates

In colder regions like the Midwest and Northeast, elastomeric coatings remain flexible even in low temperatures. This flexibility helps prevent the roof from cracking due to the expansion and contraction caused by temperature fluctuations, especially during freeze-thaw cycles. Elastomeric coatings can also provide a waterproof barrier that protects the roof from snow and ice accumulation, reducing the risk of leaks and moisture damage.

Humid and Rainy Climates

In areas with high humidity and frequent rain, such as the Pacific Northwest or the Southeast, elastomeric coatings offer superior waterproofing capabilities. Their seamless application creates a protective barrier that prevents moisture infiltration and leaks. The coatings are also resistant to mold and mildew growth, which is particularly beneficial in regions with prolonged wet seasons.

Coastal and Storm-Prone Regions

For coastal regions like the Gulf Coast, where roofs are often exposed to salt air and heavy storms, elastomeric coatings offer excellent resistance to wind and moisture. These coatings can withstand harsh weather conditions, including hurricanes, providing long-lasting protection against water damage and strong winds. Their ability to expand and contract without cracking also makes them ideal for regions that experience frequent temperature changes.

Elastomeric coatings are a versatile and reliable choice for U.S. climates, offering protection against a wide range of weather conditions, from intense heat to heavy rain and freezing temperatures. Their adaptability to different environments makes them an ideal solution for roofing across the country.

Conclusion

Elastomeric roof coatings offer a reliable, cost-effective solution for protecting your roof while reducing energy costs. Whether you’re dealing with leaks, weather damage, or high cooling bills, elastomeric coatings provide a long-lasting, flexible solution. With the right maintenance and application, these coatings can protect your commercial roof for decades.

By choosing the right type of elastomeric coating for your roof, you can enjoy energy savings, improved durability, and long-term protection against leaks and weather damage. Whether you opt for silicone, polyurethane, acrylic, or butyl, elastomeric coatings are an investment that pays off in the long run.