Roof coating vs. full replacement for a flat roof
Honest answers from TruRoof, commercial roofing in Loveland, OH.
Your flat commercial roof is getting older. You notice small leaks after heavy rain and the surface looks worn. You've heard roof coatings can add years to its life, but you're not sure. In Loveland, where winter temperatures swing from freezing to thawing, trapped moisture can expand and damage the roof from the inside. You need to know if a coating will actually fix the problem or if you're just putting money into a roof that needs to be replaced.
Flat roofs in Loveland take a beating from Ohio weather. Ponding water after rain, sun baking the membrane, and ice expanding seams all weaken the roof. If you see blisters, cracks, or leaks in a few spots, the membrane might still be intact. A coating can seal small issues and reflect UV rays. But if water is trapped in the insulation or the deck is soft, a coating just hides the problem. Multiple soft spots, large blisters, or leaks spread across the roof often signal deeper damage. A moisture scan will give you a clear answer.
A roof coating on a 10,000-square-foot flat roof typically runs $1.50 to $3.00 per square foot locally. That's $15,000 to $30,000, while a full replacement costs $6 to $10 per square foot, or $60,000 to $100,000. Coatings can extend life by 10 to 15 years-if the insulation and deck are dry. But if there's hidden moisture, you'll pay for the coating and still need a replacement soon after. The real price hinges on what the core samples reveal.
This week, have a contractor do an infrared moisture scan and take a core sample. That shows the exact condition of the insulation and deck. Do not coat a roof with wet insulation. You'll trap moisture and cause a faster failure. If the scan shows dry insulation, a coating can be a smart, lower-cost fix. If it shows moisture, full replacement is the only safe choice. TruRoof can perform a no-pressure inspection and give you a straight answer. You'll get clear pictures and data, not a sales pitch.
Once you have the scan results, you'll know whether a coating is a smart investment or replacement is your only path. Either way, you stop worrying about every rainstorm and can plan your maintenance budget. Your building stays dry, tenants stay happy, and you avoid surprise emergency calls. You'll have a clear plan forward, not a guess.
What people in Loveland say
"I'm reviewing my two new roofs, on my house and my garage, installed by TruRoof. The company, and Damon Chuke, their representative, helped me work with the insurance company, and with understanding all the details of the whole process. They took out an obsolete chimney, were on time and professional, and the finished roofs and flashing are beautiful. Many compliments from neighbors. Highly recommended by me."
"We have a beautiful condo in a historic building from the 1840s. Late November had a bad leak in the dining room area. I called Britt at TruRoof who came out and inspected the entire roof of the building. He said to do the entire roof could be around $50,000. But then he started laughing and said you need to caulk the area around one of the chimneys. I thought he was nuts, but I did the caulking, which cost me about 25 bucks worth of outdoor caulk, and there are no more leaks. I cannot express my appreciation for his diligence and his honesty. That kind of a company and a person is rare these days. Highly, highly, highly recommend these guys."
"TruRoof did an outstanding job from start to finish. Communication leading up to the start date was great. Once on site and the project started, everything went as discussed, and the crew was very professional."
Other things people in Loveland ask
can you reroof over an existing flat roof
A recover works when there is one roof layer and dry insulation. A core sample tells us in an hour.
how much does a commercial roof cost
We price by square footage, system and insulation and give you a written proposal you can put in front of the board.
commercial roof keeps leaking after repairs
When a roof fails despite repeated repairs, the membrane is likely shot. Get a core sample to check insulation. If it is wet, a full replacement or a silicone restoration coating may be needed. Stop wasting money on patches.
TPO vs EPDM flat roof
TPO is white and reflects heat, which helps cooling costs in summer. EPDM is black rubber and handles ponding water well. For most Cincinnati commercial buildings, TPO is the default choice. Get a roof assessment to match the membrane to your roof's slope and drainage.
Ready to talk?
TruRoof handles commercial roofing in Loveland and the area around it.