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Commercial · Silicone & Acrylic Restoration Systems

San Jose

A fluid-applied roof coating can extend the life of an existing commercial roof by 10-20 years at 30-50% of full replacement cost.

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Roof Coatings San Jose

Roof Coatings
Done Right Since 1952

A fluid-applied roof coating can extend the life of an existing commercial roof by 10-20 years at 30-50% of full replacement cost. For the right applications — aging BUR or modified bitumen roofs that are structurally sound but experiencing seam failures or surface deterioration — coating restoration is often the most cost-effective path forward. Keith Roofing has been installing roof coatings for decades and we're certified installers for GE Enduris, Gaco, and major silicone and acrylic coating systems.

Roof coatings fall into two primary categories: silicone (premium material, excellent long-term performance, UV-stable, ponding-water tolerant) and acrylic (more cost-effective, good performance in appropriate applications, less ponding-water tolerant). For most Bay Area commercial coating work, silicone is our default recommendation — the long-term performance difference justifies the modest cost premium.

Our coating work covers: full restoration coating of aging commercial roofs (BUR, modified bitumen, EPDM, or TPO that's aging but not yet failing); seam-only restoration where specific seam failures are the issue; preventive maintenance coating on newer roofs to extend life and improve reflectance; and coordination with property managers on multi-building coating programs.

Roof Coatings project by Keith Roofing Company in San Jose
Complete Guide

When Coatings Are the Right Answer

The Economics of Coating vs. Replacement

For the right commercial roof, coating restoration is dramatically more cost-effective than full replacement. A typical silicone coating runs $2.50-$6.00 per square foot installed — meaningfully less than TPO replacement at $8-$14 per square foot. For a 50,000 sq ft commercial building, that's potentially $300,000-$500,000 in savings.

Beyond direct cost savings, coatings offer several secondary benefits: minimal operational disruption (coatings can often be applied with no business interruption, vs. weeks of tear-off and installation for replacement), reduced landfill waste (no tear-off debris), reflective cool-roof benefits for cooling cost reduction, and manufacturer warranties typically 10-20 years with renewable options.

When Coating Is NOT the Right Answer

Coating is not a universal solution. Several conditions disqualify a roof from successful coating restoration: saturated insulation (water trapped in the roof system will continue causing problems under the new coating); major structural issues (deflection, rafter damage, widespread deck rot); widespread membrane failure (too many issues for coating to address); and significant drainage problems (coating can't fix ponding caused by improper slope).

For these conditions, full replacement is the right answer. Coating a failing roof just delays the inevitable and wastes the coating investment. We evaluate honestly — if your roof isn't a coating candidate, we'll tell you that.

Silicone vs. Acrylic Systems

Silicone coatings (GE Enduris, Gaco Silicone, others) are the premium option: excellent UV stability, ponding-water tolerance, superior long-term performance, typically 15-25 year warranty programs. Cost: $3.50-$6.00 per square foot installed. Our default recommendation for most applications.

Acrylic coatings are more cost-effective ($2.50-$4.00 per square foot) and deliver good performance in appropriate applications: roofs with positive drainage, moderate UV exposure, and 10-year performance requirements. For the right application, acrylic is fine. For ponding-water or high-UV applications, silicone is worth the premium.

When to Consider

Signs You Need
Roof Coatings

01

Commercial Roof 12-18 Years Old

Sweet spot for coating restoration. Existing roof still has structural integrity but is showing surface deterioration or seam failures. Coating extends life 10-20 more years.

02

Isolated Seam Failures

Aging modified bitumen or BUR with specific seam failures — silicone coating seals seams and restores waterproof integrity without full replacement.

03

Energy Cost Reduction Goal

Reflective white coating substantially reduces commercial cooling costs. Payback through energy savings alone can justify the coating investment in some applications.

04

Budget-Constrained Replacement Need

When full replacement isn't financially feasible in the immediate term, coating can extend roof life 10-20 years while budget is accumulated for eventual replacement.

05

Manufacturer Warranty Expiring

Coatings can extend manufacturer-warrantied life on otherwise sound roofs approaching warranty expiration.

06

Environmental/Sustainability Priorities

Coating reuses existing roof materials rather than sending tear-off to landfill. Significant sustainability benefit for organizations with environmental goals.

Coating Systems

Coating Options
We Apply

GE Enduris Silicone

Industry-leading silicone system with excellent long-term performance. 15-25 year warranty options. UV-stable, ponding-tolerant.

Gaco Silicone

Popular silicone system with 50-year product lineage. Strong Bay Area availability. 10-20 year warranty programs.

Henry Silicone Systems

Alternative silicone option with comprehensive product line and accessories.

Acrylic Coating Systems

Cost-effective alternative to silicone for appropriate applications. Multiple manufacturers with 10-15 year warranty programs.

Seam Reinforcement Fabric

Polyester reinforcement fabric embedded in coating at seams for additional strength and durability. Essential for seam restoration applications.

Primer & Preparation Materials

Coating-manufacturer-specified primers, cleaners, and preparation materials. Proper surface preparation is essential for coating adhesion and long-term performance.

Our Process

How We Handle
Your Roof Coatings

01

Roof Assessment & Coating Candidacy Evaluation

Comprehensive evaluation: existing roof condition, structural integrity, moisture content, drainage, surface condition, seam failures. Honest assessment of whether coating is appropriate.

02

Surface Preparation

Power washing, debris removal, surface repair, loose material removal. Proper preparation is critical — coating adheres only to properly prepared surfaces.

03

Seam Reinforcement & Primer

Polyester fabric embedded in coating at seams, primer application where required by coating manufacturer.

04

Coating Application

Two-coat silicone (or acrylic) application at manufacturer-specified thickness (typically 20-30 mils total for silicone). Spray application for uniform coverage, back-rolling for adhesion.

05

Inspection & Warranty Registration

Thickness verification, manufacturer warranty registration, complete documentation package delivery.

Why Keith Roofing

Why Homeowners Choose Us
for Roof Coatings

01

Honest Coat-vs-Replace Assessment

We evaluate coating candidacy honestly. When replacement is the right answer, we tell you — we don't recommend coating just to get the contract. Our reputation is built on sound recommendations.

02

Silicone Specialty

Silicone coatings require specific technique: proper preparation, primer where required, two-coat application at proper thickness, and seam reinforcement detail. We do this right.

03

Manufacturer Relationships

Direct relationships with GE, Gaco, and other coating manufacturers for technical support, warranty coordination, and material availability.

04

Commercial Volume Experience

Coating is a significant portion of our commercial work. Volume delivers crew experience, pricing competitiveness, and coordination expertise with property managers.

48,000 Sq Ft Industrial Roof — Silicone Restoration — Keith Roofing Company case study
Featured Project

48,000 Sq Ft Industrial Roof — Silicone Restoration

Milpitas Industrial

A 48,000 sq ft Milpitas industrial building had a 1988 BUR roof at end of design life with growing leaks. Owner evaluated full TPO replacement (~$420K, 3-week disruption) vs. silicone coating restoration (~$160K, minimal disruption). Assessment confirmed coating candidacy: structurally sound substrate, no major insulation saturation, repairable seam failures. We applied GE Enduris silicone system: polyester fabric seam reinforcement, primer application, two-coat 30-mil silicone. Completed in 5 days with zero production impact. 15-year warranty. Owner saved $260K and avoided operational disruption.

Roof Coatings Portfolio

Recent Roof Coatings
Projects

Keith Roofing Roof Coatings project 1
Keith Roofing Roof Coatings project 2
Keith Roofing Roof Coatings project 3
Keith Roofing Roof Coatings project 4
Common Questions

Roof Coatings
Answered

Silicone coatings: $3.50-$6.00 per square foot installed. Acrylic: $2.50-$4.00 per square foot. Typically 30-50% of full-replacement cost for equivalent projects.
Silicone coatings: 15-20+ years with proper installation and maintenance. Acrylic: 10-15 years. Warranties match service life expectations.
No. Roofs with saturated insulation, major structural issues, widespread failure, or significant drainage problems are not coating candidates. Roofs with these conditions need full replacement. We evaluate honestly.
Usually yes — typically 30-50% of full replacement cost. But coating isn't appropriate for all roofs. When coating won't perform, the economics don't work and replacement is the right answer.
Typically 3-7 days for a 40,000-50,000 sq ft building, depending on complexity and weather. Minimal operational disruption — often no business interruption required.
Yes. Manufacturer warranties 10-20 years depending on coating system and thickness. Warranty coverage typically includes material and, with certified installers, labor.
Yes. Silicone coatings are recoatable — another silicone coating over existing silicone can extend life indefinitely. This is a significant long-term benefit vs. traditional membrane systems that require full replacement.
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for Your Roof Coatings

Every Keith Roofing estimate is free and no-obligation. Call or message us and we'll be in touch within one business day.

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