Roof Coatings
San Jose & the South Bay
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.
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, or single-ply 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.
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 single-ply 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.
Signs You Need
Roof Coatings
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.
Isolated Seam Failures
Aging modified bitumen or BUR with specific seam failures — silicone coating seals seams and restores waterproof integrity without full replacement.
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.
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.
Manufacturer Warranty Expiring
Coatings can extend manufacturer-warrantied life on otherwise sound roofs approaching warranty expiration.
Environmental/Sustainability Priorities
Coating reuses existing roof materials rather than sending tear-off to landfill. Significant sustainability benefit for organizations with environmental goals.
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.
How We Handle
Your Roof Coatings
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.
Surface Preparation
Power washing, debris removal, surface repair, loose material removal. Proper preparation is critical — coating adheres only to properly prepared surfaces.
Seam Reinforcement & Primer
Polyester fabric embedded in coating at seams, primer application where required by coating manufacturer.
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.
Inspection & Warranty Registration
Thickness verification, manufacturer warranty registration, complete documentation package delivery.
Why Homeowners Choose Us
for Roof Coatings
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.
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.
Manufacturer Relationships
Direct relationships with GE, Gaco, and other coating manufacturers for technical support, warranty coordination, and material availability.
Commercial Volume Experience
Coating is a significant portion of our commercial work. Volume delivers crew experience, pricing competitiveness, and coordination expertise with property managers.
Recent Roof Coatings
Projects
Projects Featuring
Our Roof Coatings Service
Real Keith Roofing projects where we delivered this service. Click any case study for the full story.
San Jose Commercial Maintenance
Ongoing commercial flat-roof maintenance with solar panel coordination, single-ply install, and active leak repair.
View Case Study →
Crown Blvd Single-Ply Commercial
Commercial single-ply roof install on a low-slope building along Crown Boulevard.
View Case Study →