Silicone and acrylic coatings that can add years to a sound flat or metal roof, for a fraction of a new roof. Call and get your inspection and written estimate scheduled the same day you call.
We connect property owners in Kansas City and nearby areas, including Fairfax District, Armourdale, Village West, Edgerton, Lenexa and Olathe, with one independent local commercial roofing specialist.
What it costs
Typical published ranges for Kansas City. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Silicone coating, installed
$150 to $450per square
Acrylic coating, installed
$50 to $300per square
Heat camera moisture scan before coating
$0.01 to $0.05per square foot
New TPO roof, for comparison
$450 to $1,400per square
Example: 50,000 sq ft roof, silicone coatingRough math at the typical range, not a price
$75,000 to $225,000
Example: 50,000 sq ft roof, new TPORough math at the typical range, not a price
A new commercial roof is a big check to write. Is your roof worn but still mostly dry underneath? Then there may be a cheaper way. A coating seals the whole surface in one layer with no seams. It can add years of life for far less than a new roof.
Coatings are not right for every roof. The worst outcome is paying to coat a roof that should have been replaced. That is why the first step is an honest inspection.
Call (913) 347-6527 or send the form. We call you back and set up an inspection the same day. We connect you with one independent local roofing contractor who puts on coatings across the Kansas City metro. They tell you in writing if your roof is a good fit. They also price a coating next to your other options.
What a coating can help with
A worn, chalky or cracked surface that is still dry underneath.
Many small leaks at seams, laps and screws.
A metal roof with worn screws, light rust and leaky laps.
A black roof that bakes in the summer sun.
An older roof you want to stretch a few years while you plan a budget.
A roof near the end of its warranty that is still in decent shape.
When a coating is a good fit
The insulation is mostly dry. This is the big one. A coating does not dry out wet insulation. It just traps the water. So the inspector checks for wet areas first, often with a heat camera scan or a moisture meter. Wet areas are cut out and replaced.
The roof is still solid. The surface must be sound enough to clean, repair and prime. Badly blistered, split or shrinking roofs usually need more than a coating.
The drains work. Water sitting on a roof for days wears out any surface. The drains get fixed before the coating goes on.
When a coating is not a good fit
Large parts of the insulation are wet.
The roof has failed in many places, or the building already has two roofs.
Metal panels are rusted through.
The building is changing use and needs a new roof system.
In these cases, the inspector should tell you plainly. A coating on a roof that needs replacing is money spent twice.
Why coatings make sense here
Summer heat. Normal July highs in Kansas City reach about 89 degrees, the National Weather Service says. The record is 112. A dark roof in direct sun gets far hotter than the air. A white coating reflects much of that heat. That can help keep top-floor spaces cooler.
Lots of big roofs. The metro has huge flat roofs on warehouses. Ten warehouses at Logistics Park Kansas City in Edgerton add up to about 6.4 million square feet. On roofs that big, a coating can cost far less than a new roof.
Hail. A hazard mapping firm ranked Kansas City, Kansas, eighth among hail-prone metros in the US. A coating is not a fix for crushed insulation or holes after hail. Those need repair first. Have the roof checked after any big storm, coated or not.
Silicone or acrylic
Silicone is often picked for flat roofs where some water sits after rain. It costs more than acrylic.
Acrylic costs less. It is often used on sloped roofs, like many metal roofs, where water runs off fast. It usually needs resealing about every 10 years.
There are other coatings too. Many come as a system with a primer and a base coat. Ask the contractor which product they recommend for your roof and why.
What moves the price
The table above shows typical ranges from national cost guides, such as HomeGuide and Angi. They are typical ranges, not quotes. The example rows are rough math, not prices.
Repairs and wet insulation work before the coating add to the coating price. The written estimate shows them line by line. The cost guide has more.
What to ask about any coating bid
How will you check for wet insulation, and how much are you replacing?
Which coating product, and how thick will it go on?
What repairs happen before the coating?
What warranty comes with it, and who backs it?
Can it be recoated later, and about when?
How it works
Call (913) 347-6527 or send the form. Tell us about the roof and the building.
Same-day scheduling. We call you back and book the inspection the day you reach us.
Roof inspection. The crew checks the surface, seams, drains and the insulation under the roof.
Written estimate. You get photos and a price, with a coating next to repair or a new roof.
You decide. No pressure, and no cost for the estimate.
Frequently asked questions
What does a roof coating actually do?
A coating is a thick liquid rolled or sprayed over the whole roof. It dries into a skin with no seams. It seals small cracks, seams and screw heads. Most coatings are white, so they reflect summer heat.
Does my roof qualify for a coating?
The main test is whether the insulation under the roof is mostly dry. Wet areas must be cut out and replaced first. The roof also needs to be solid enough to clean and prime. The inspection answers both questions.
How much does a commercial roof coating cost?
National cost guides put silicone at about $1.50 to $4.50 per square foot, installed. Acrylic runs about $0.50 to $3. Repairs and wet insulation work before the coating add to that.
How long does a coating last?
It depends on the product and how thick it goes on. Acrylic coatings usually need resealing about every 10 years, one cost guide says. Many coatings can be cleaned and recoated later. That saves tearing off the roof.
Will a coating stop my leak?
A coating can seal small cracks and seams. It will not fix a big hole, failed flashing or wet insulation. Those get repaired first. A coating over hidden problems only hides them for a while.
Silicone or acrylic. Which is better?
Silicone is often picked for flat roofs where some water sits after rain. Acrylic costs less. It is often used on sloped metal roofs that drain fast. The contractor should explain why they picked one for your roof.