As a York silicone roof coating contractor, we restore flat and low-slope commercial roofs after fixing drains, wet insulation, and open seams.
York silicone roof coating goes over low-slope roofs with a dry, well-attached surface. See which side your roof falls on.
Low-slope roofs with dry insulation and closed seams are the target for silicone.
These problems come out or get repaired before any silicone goes down.
Low-slope roofs give clear signals before water gets through. Each one changes the prep list.
Standing water above a clogged drain loads the deck and finds every open seam. Call us to clear it and check the deck before coating plans go further.
Spongy areas usually mean wet insulation under the membrane. We core or scan them, cut out the wet boards, and patch before silicone covers anything.
Blisters trap air or moisture between layers. They get cut, dried, and patched flat, since silicone over a blister lifts right along with it.
Chalking on an older coating or membrane is normal wear. Cleaning removes it, and an adhesion test tells us which primer the silicone needs.
Membrane flashing that pulls away at curb corners is a common leak point. It gets re-adhered or replaced, then reinforced under the silicone.
Silicone systems differ in how they bond and how thick they go on.
Some single-ply and older coated roofs take silicone directly after cleaning, once an adhesion test passes without primer.
Aged asphalt, metal, and chalky coatings usually need a primer to block bleed-through and help the silicone grip.
Polyester fabric embedded in silicone at seams, drains, and curbs adds strength where water collects and roofs move.
Low spots near drains get additional silicone beyond the field thickness, since standing water wears those areas first.
Cured silicone sits in standing water without softening, which matters on low spots that stay wet for a day after storms.
White and light gray silicone reflect sun off the roof deck and away from the rooftop units sitting on it.
Silicone flows over seams, fasteners, and old patches to form one surface with no laps of its own.
On a flat roof that holds some water, silicone does a few things well.
Long-standing water usually points to a drain or deck problem. Get a planning range now and an inspection before any coating goes down.
Drains and wet areas come first; silicone comes last.
Drains, seams, curbs, and soft spots get checked, and we take core samples or moisture readings where insulation looks wet.
Blocked drains get cleared, and wet insulation is cut out and replaced with dry board, then patched flush with the roof.
Pressure washing takes off dirt and chalk. Primer goes on where the adhesion test calls for it, especially over aged asphalt or bare metal.
Fabric and brush-grade silicone go over seams, drains, curbs, and pipe boots before the field coat.
Silicone is sprayed or rolled in the coats the system specifies, with wet-film readings recorded as each area is covered.
Systems we use on the parts of a building that silicone would be wrong for.
Ribbed steel roofs with rust, loose screws, and open laps to repair.
Commercial Metal Roof Coating in York
Sloped roofs that drain within hours and take a water-based coat.
Acrylic Roof Coating in York
Commercial shingle sections that pass a condition check.
Shingle Roof Coating in YorkAnswers on thickness, ponding, and upkeep for silicone roofs.
Both plan inside the same coating range of about $2.50 to $4.00 per square foot. Silicone handles ponding better, while acrylic is easier and cheaper to recoat later because most products stick to it. Which costs less over time comes down to how much water your roof holds.
Many silicone systems go on in one or two coats, but the real target is the finished thickness listed for that product. We follow the system’s coat sequence and measure as we go; one thick pass replaces two coats only when the maker says it can.
Look for spots where the base layer or old membrane shows through, edges that lift under a fingernail, and thin areas around drains and walkways. Those signs tell us to plan a recoat, and we check the metal or membrane and the drainage before pricing it.
Only when the chosen system expressly allows it. Thickness at seams and penetrations matters as much as the field, and piling material on the open roof does nothing for a missed reinforcement at a joint. We follow the product’s coverage and coat sequence on every roof.
Its service life tracks thickness, preparation, and how the roof drains and gets walked on. We show you where wear will start, usually at drains and traffic paths, and set inspections so a fresh coat of silicone goes on before the old layer wears through.
Silicone tolerates ponding better than acrylic, which is why it fits low spots near drains. The cause of the water still has to be fixed first, because coating seals the surface and leaves a blocked drain or sagging deck exactly as it was.
For roofs where water sits a day or two, silicone usually holds up better than acrylic. We still find out why the water stands, since a blocked drain or a damaged section needs repair either way, and coating does nothing for drainage.
Send your roof size for a planning range, or call to have your flat roof inspected.
