Roof Coatings and Flat Roof Restoration
Restore your commercial roof instead of replacing it. Fluid-applied coating systems for flat, low-slope, and metal roofs.
Flow Roofing installs fluid-applied roof coating systems that restore aging commercial roofs at a fraction of the cost of full replacement. Available coating systems include silicone, acrylic, urethane, and fluoropolymer, with manufacturer warranties from 15 to 30 years. Installations typically run $2 to $7 per square foot depending on system type and roof condition. Free inspections and written estimates with no obligation.
Don't Re-Roof. Restore.
Roof coatings provide a cost-effective alternative to full roof replacement for commercial buildings with structurally sound roof systems that have aged but not failed. A coating system extends the life of your existing roof 10 to 20 years at significantly lower cost than tear-off and replacement, while delivering manufacturer warranties similar in duration to a full replacement.
If your existing TPO, PVC, modified bitumen, or metal roof has reached the point where repairs are increasing but the underlying structure and insulation remain sound, restoration is often the right call.
A Smarter Alternative to Re-Roofing
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Avoid costly tear-offs and disposal
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Minimize disruption to business operations during installation
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Extend roof life 10 to 20 years without full replacement
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Reduce long term maintenance costs
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Renewable systems that can be recoated to extend coverage
Seamless Protection That Performs
Our fluid-applied coating systems create a seamless, waterproof membrane that expands and contracts with temperature changes, helping prevent leaks and protect your building year round. Coating systems eliminate the seams, fasteners, and joints that fail first on traditional roof systems.
Long-Term Value & Renewable Warranties
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15–30 year warranty options
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Manufacturer warranty options from 15 to 30 years depending on system selected.
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Renewable systems can be recoated at the end of the warranty period to extend coverage.
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Designed to extend the life of your existing roof rather than replace it.
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Designed to extend the life of your existing roof
Ideal for Commercial Roofing Systems
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Roof restoration is commonly used on:
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Flat and low slope roofs that have aged but remain structurally sound
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Metal roofing systems with corrosion or fastener fatigue
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Aging TPO, PVC, EPDM, and modified bitumen membranes
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Buildings where full tear-off would create operational disruption
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Properties where the roof is functional but approaching end of standard life
What Are Roof Coatings?
Roof coatings are fluid-applied systems designed to protect and extend the life of your existing roof. They create a seamless barrier that prevents water intrusion while improving overall roof performance, energy efficiency, and reflectivity.
Why Property Owners Choose Roof Coatings
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Extend the lifespan of the current roofing system 10 to 20 years.
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Improve energy efficiency through reflective coatings that reduce cooling costs.
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Prevent water intrusion without major disruption to building operations.
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Adapt to complex roof shapes and hard-to-access areas where traditional replacement is difficult.
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Delay the need for costly roof replacement and the associated tear-off, disposal, and downtime costs.
How Much Does Roof Coating Cost?
Roof coating systems typically run $2 to $7 per square foot installed, depending on the coating type, the condition of the existing roof, and any required repair or preparation work. As a benchmark, a coating system on a 10,000 square foot building generally runs $20,000 to $70,000 fully installed, compared to $60,000 to $180,000 for full replacement on the same building.
What Affects the Cost?
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Condition of the existing roofing system. Roofs with significant repair needs cost more to prepare for coating.
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Type of coating material and system selected.
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Total roof size and layout.
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Required repairs or preparation work, including replacement of saturated insulation or damaged decking.
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Accessibility and site conditions, including building height and rooftop equipment.
A Cost-Effective Alternative
Because coatings are applied over your existing roof, they eliminate the need for a full tear-off, making them a more affordable solution than complete roof replacement while still extending roof life and providing manufacturer warranty coverage.
PREPARE + REPAIR
We begin with a comprehensive inspection, including thermal imaging to detect hidden moisture. Damaged materials and saturated insulation are removed and replaced. The roof surface is cleaned, primed, and prepared to ensure a solid foundation for the coating system.
RESTORE+ RESEAL
Once the roof is structurally sound, we apply a seamless, fluid-applied coating that expands and contracts with temperature changes, creating a watertight barrier built for long term performance. Seams, flashings, drains, and penetrations are sealed and reinforced as part of the coating application.
PROTECT + MAINTAIN
A protective topcoat is applied and can be renewed over time to extend the life of your roof. Our maintenance program helps ensure consistent performance and renewable warranty coverage.
Silicones
Silicone coatings are characterized by durability, reliability, and easy application. They offer UV resistance, biological growth resistance, and fire resistance. They dry quickly, are suitable for humid environments common in this region, and exhibit high flexibility, adapting to your roof's expansion and contraction during temperature fluctuations. Silicone is the most common coating system in the Pacific Northwest.
Adhered
Adhered commercial roof coatings are highly reflective, providing protection against UV damage and reducing energy costs. They can be applied to bitumen-based roofs and specific metal roof applications.
Fluoropolymers
Urethanes
​Urethane coatings are versatile and highly resistant to chemicals, impact, and abrasion. They are ideal for harsh environments or manufacturing processes involving chemicals. Urethane coatings can be applied to vertical and horizontal primed concrete, steel, iron, wood, fiberglass, and polyurethane foam, making them suitable for industrial and manufacturing facilities.
Acrylics
Acrylic coatings form a durable, continuous elastomeric membrane upon curing, creating a seamless watertight seal over the entire roof, including vents, flashings, and projections. Acrylic systems are energy efficient, environmentally friendly, and highly reflective. Many advanced acrylic coatings include biocide additives to prevent algae and mildew growth, which is particularly relevant in this climate.
Fluoropolymer coatings offer reflectivity, weather resistance, color stability, algae resistance, and a tough enamel-like finish. They deliver potential savings on energy bills and minimal maintenance costs for property owners. Fluoropolymers are typically used as topcoats over base coatings in premium installations.
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