Commercial roof-coating proposals vary materially by property. Before comparing quotes, it helps to understand the roof conditions, preparation scope, access, system selection, and documentation that a contractor may evaluate. This guide is for planning discussions, not a substitute for a project-specific proposal.
Coating Systems to Discuss
| Coating Type | Discussion Topics | Property Considerations |
|---|---|---|
| Silicone | Substrate preparation, film thickness, coating coverage, and drainage | Existing roof material, moisture conditions, roof access, and manufacturer requirements |
| Acrylic | System configuration, recoating approach, and weather limitations | Existing roof surface, exposure, roof slope, and proposed preparation |
| Elastomeric | Material selection, reinforcement, and application details | Roof type, existing conditions, drainage, and compatibility |
| Polyurethane | Specified system, traffic protection, and detailing | Roof use, access patterns, penetrations, and project scope |
Ask each contractor to explain the proposed system, preparation, exclusions, documentation, and pricing assumptions for your specific property.
What Drives the Cost?
Surface preparation is commonly discussed in a roof-coating proposal. The appropriate preparation depends on the existing roof, visible conditions, adhesion requirements, repairs, moisture, cleanliness, and the specified system.
Roof access, parapet height, penetrations, rooftop equipment, occupied areas, safety requirements, material handling, and scheduling can all affect the proposed scope. Compare proposals on scope and assumptions rather than price alone.
Coating vs. Replacement: Questions to Ask
A coating is not suitable for every existing roof. Ask the contractor to explain the observed roof condition, repair needs, moisture findings, preparation, proposed system, maintenance considerations, expected project disruption, alternatives considered, and any available product documentation. Obtain a written, property-specific proposal before deciding between coating and replacement.