Commercial roof coating is the cost-effective alternative to full roof replacement in Central PA. Schultz Roofing Inc has specialized in commercial-only roof coating services since 1997, proudly serving businesses throughout **Central Pennsylvania** with professional-grade coating systems. We can extend your roof's lifespan by 15-20 years while saving 50-70% compared to traditional tear-off.
Unlike residential roofing companies that occasionally handle commercial projects, we focus exclusively on commercial applications—from 3,000 square foot retail buildings to 100,000+ square foot manufacturing facilities. This specialization means we understand the unique challenges of commercial roofing, building codes, minimal business disruption requirements, and long-term performance expectations that commercial property owners demand. Learn more about our company and approach on our About Us page.
What is Commercial Roof Coating?
Commercial roof coating is a monolithic, fully-adhered roofing membrane applied as a liquid that cures into a seamless, durable protective layer. Unlike paint, which provides only cosmetic benefits, professional roof coatings are engineered roofing systems that restore, protect, and extend the service life of existing commercial roofs.
How Roof Coatings Work
Roof coatings create a seamless, waterproof membrane that protects the underlying roof system from UV radiation, ponding water, thermal expansion/contraction, and environmental degradation. The coating penetrates cracks and seams, effectively creating a new roof surface without the cost and disruption of complete replacement.
The coating process involves thorough surface preparation, necessary repairs to the existing substrate, primer application when required, and multiple coats of the chosen coating system. When properly applied by experienced contractors, these systems typically carry 10-20 year warranties and can often be recoated at the end of their service life for continued protection.
Types of Commercial Roof Coating Systems
Schultz Roofing offers four professional coating systems, each engineered for specific roof types, climates, and performance requirements. Selecting the right coating system is critical for long-term success—our 27+ years of experience helps ensure the optimal match for your facility.
Silicone Roof Coating
Premium coating system ideal for flat roofs with ponding water issues. Superior UV resistance and weathering performance.
- Excellent ponding water resistance
- Superior UV protection
- Maintains flexibility in all temperatures
- 20-year warranty available
- Ideal for EPDM and TPO substrates
Best For: Distribution centers, warehouses, manufacturing facilities with flat or low-slope roofs
Get Silicone Coating Quote →
EPDM Rubber Roof Coating
Specialized coating designed specifically for existing EPDM membrane systems. Extends rubber roof life 15+ years.
- Bonds directly to EPDM membranes
- Seals seams and penetrations
- Restores weathered rubber surfaces
- Cost-effective roof restoration
- No tear-off required
Best For: Retail centers, office buildings, government facilities with existing EPDM roofs
Learn More About EPDM Coating →
Metal Roof Coating
High-performance system that stops rust, seals leaks, and improves energy efficiency on metal roof systems.
- Stops and prevents rust progression
- Seals fasteners and seams
- Improves energy efficiency
- Extends metal roof life 15-20 years
- Available in multiple colors
Best For: Industrial buildings, agricultural facilities, older commercial structures with metal roofs
Learn More About Metal Coating →
Foam Roof Coating (SPF)
Spray polyurethane foam system providing superior insulation, waterproofing, and structural support.
- Highest R-value insulation
- Self-flashing around penetrations
- Adds structural strength
- Seamless waterproof membrane
- Ideal for irregular roof shapes
Best For: Cold storage facilities, food processing plants, temperature-controlled warehouses
Learn More About Foam Coating →Roof Coating Systems Comparison
Understanding the differences between coating systems helps you select the optimal solution for your specific building requirements:
| Feature | Silicone | EPDM Coating | Metal | Foam (SPF) |
|---|---|---|---|---|
| Ponding Water Resistance | Excellent | Good | Good | Excellent |
| UV Protection | Superior | Excellent | Excellent | Good (requires coating) |
| Insulation Value | Minimal | Minimal | Minimal | Highest (R-6 per inch) |
| Best Substrate | Flat roofs, EPDM, TPO | EPDM membranes | Metal panels | Any substrate |
| Typical Warranty | 15-20 years | 10-15 years | 10-15 years | 15-20 years |
| Recoat Capability | Yes | Yes | Yes | Yes |
| Cost Range (per sq ft) | $2.50-$4.50 | $2.00-$3.50 | $2.00-$3.50 | $4.00-$7.00 |
Benefits of Commercial Roof Coating vs Replacement
Professional roof coating systems offer significant advantages over traditional tear-off and replacement, particularly for buildings with structurally sound roof decks:
Significant Cost Savings
Save 50-70% compared to full roof replacement. A coating system typically costs $2-7 per square foot versus $10-25 per square foot for complete replacement.
Minimal Business Disruption
Most coating projects completed in days, not weeks. No need to relocate operations, close sections of your facility, or deal with extensive noise and debris from tear-off. For urgent situations, see our 24/7 Emergency Repair services.
Environmental Responsibility
Avoid landfill waste from roof tear-off (typically 10-15 tons per 25,000 sq ft roof). Coating systems restore existing roofs without disposal impacts.
Energy Efficiency Improvements
Reflective white coating surfaces reduce cooling costs 10-30%. Lower roof surface temperatures extend HVAC equipment life and reduce energy consumption. Learn more about protecting your investment in our guide to winter preparedness for commercial roofing.
Seamless Waterproofing
Liquid-applied systems create monolithic membranes without seams or laps—the primary failure points in traditional roofing. Self-flashing around penetrations and details.
Extended Service Life
Professional coating systems extend roof life 15-20 years. Can be recoated at end of warranty period for continued protection—creating a "permanent" roof system.
Common Roof Issues We Address
Our commercial roof coating systems are designed to address the most common failure points and deterioration patterns we encounter. Here are real examples of roof conditions we successfully restore:
Cost Comparison: Coating vs Replacement
Example: 25,000 Square Foot Commercial Building
• New roofing system: $250,000
• Business disruption: $25,000
• Timeline: 4-6 weeks
• Coating system: $70,000
• Minor repairs: $10,000
• Timeline: 5-10 days
Costs vary based on roof size, condition, coating system selected, and project complexity. Free detailed assessments available.
Professional Coating Installation Process
Proper installation is critical for coating system performance. Schultz Roofing follows manufacturer specifications and industry best practices throughout every project:
Roof Assessment
Comprehensive inspection to evaluate roof condition, identify repairs needed, and determine optimal coating system. Core samples if necessary.
Surface Preparation
Thorough cleaning with pressure washing. Remove debris, vegetation, loose materials. Critical for coating adhesion and long-term performance.
Necessary Repairs
Fix damaged areas, replace deteriorated fasteners, seal penetrations, address ponding water issues. Ensure sound substrate before coating.
Primer Application
Apply primer when required by coating manufacturer or substrate condition. Enhances adhesion and ensures warranty compliance.
Coating Installation
Apply coating system per manufacturer specifications. Typically 2-3 coats for required dry film thickness. Weather-appropriate scheduling.
Quality Verification
Final inspection, thickness measurements, warranty documentation. Maintenance guidelines and schedule for long-term performance.
Professional-Grade Equipment
Professional Spray Equipment
Commercial Grade Generator
Project Timeline
Most commercial coating projects are completed in 5-10 business days, weather permitting. Large facilities (50,000+ sq ft) may require 2-3 weeks. We schedule work to minimize disruption to your operations, including evenings and weekends when necessary.
When Roof Coating is the Right Solution
Professional roof coating systems deliver exceptional results when applied to appropriate candidates. Understanding when coating is—and isn't—the optimal solution ensures successful long-term performance:
Ideal Candidates for Roof Coating
- Structurally sound roof decks – No significant deterioration, soft spots, or structural issues
- Early to mid-life roofs – Systems with 50-75% of service life remaining benefit most
- Minor to moderate weathering – Surface degradation without underlying failure
- Isolated leak issues – Problems concentrated at seams, penetrations, or fasteners
- Energy efficiency goals – Facilities seeking to reduce cooling costs
- Budget constraints – When replacement isn't financially feasible but protection is needed
- Minimal downtime requirements – Operations that cannot accommodate lengthy shutdowns
When Coating May Not Be Appropriate
- Significant moisture saturation – Insulation or deck moisture requires removal, not coating
- Structural roof damage – Severe deck deterioration, collapsed areas, or structural failure
- Multiple coating layers – Roofs with 3+ previous coatings may need complete removal
- Extreme age with total degradation – Systems beyond economic repair should be replaced
- Incompatible substrates – Some roofing materials don't accept coatings effectively
Our free roof assessment includes moisture scanning, core samples when necessary, and honest recommendations. If your roof isn't a good coating candidate, we'll tell you—and explain why replacement or alternative solutions would serve you better. Professional integrity matters more than any single project. We also provide complementary services including commercial snow removal to protect your roof investment year-round.
Frequently Asked Questions About Commercial Roof Coating
Here are the most common questions we receive about commercial roof coating services. For more detailed information, visit our complete FAQ page.
Professional coating systems typically last 10-20 years depending on the coating type, substrate condition, maintenance, and environmental factors. Silicone and foam coatings often carry 20-year warranties, while acrylic and elastomeric systems typically offer 10-15 year warranties. Quality of installation and regular maintenance significantly impact longevity. Many coating systems can be recoated at the end of their warranty period, effectively creating a "renewable" roof system.
Paint provides only cosmetic benefits with minimal thickness (typically 2-5 mils dry film). Professional roof coatings are engineered roofing systems applied at 20-60 mils (depending on system) that create a monolithic, waterproof membrane. Coatings are formulated specifically for weathering, UV resistance, ponding water exposure, and thermal cycling that roofs experience. They're warranted roofing systems, not aesthetic finishes. Using paint instead of proper coating systems typically results in premature failure and wasted investment.
Most commercial roof types can be coated with appropriate systems: EPDM, TPO, PVC, modified bitumen, built-up roofing (BUR), metal, concrete, and spray foam. However, the roof must be structurally sound, relatively dry, and properly prepared. Some substrates require specific coating formulations—for example, EPDM needs different chemistry than metal. We evaluate substrate compatibility, existing conditions, and project requirements to recommend the optimal coating system. Severely deteriorated roofs or those with significant moisture saturation may not be good coating candidates.
Commercial roof coating typically costs $2.00-$7.00 per square foot installed, depending on coating system, roof condition, preparation required, and project size. Basic acrylic or elastomeric systems start around $2.00-$3.50/sq ft. Premium silicone coatings typically range $2.50-$4.50/sq ft. Spray polyurethane foam (SPF) systems with coating cost $4.00-$7.00/sq ft but provide superior insulation. Larger projects (25,000+ sq ft) achieve better economies of scale. Extensive repairs or difficult roof configurations increase costs. This compares to $10-$25/sq ft for complete roof replacement. For a detailed cost breakdown, see our article on Commercial Roof Coating Cost in Central PA.
Yes—when properly applied over sound substrates with necessary repairs completed first. Coating systems are designed to seal seams, fasteners, and minor cracks while creating a seamless waterproof membrane. However, coating alone won't fix underlying structural problems, saturated insulation, or severely deteriorated decks. Our process includes identifying and repairing these issues before coating application. Active leaks must be addressed with targeted repairs first, then coating provides the complete waterproofing layer. Coating isn't a "magic paint" that fixes everything—it's a complete roofing system that requires proper preparation and installation.
White reflective coating systems dramatically reduce roof surface temperatures—often 50-80°F compared to dark, aged roofs. This translates to 10-30% cooling cost reductions depending on building type, insulation, and HVAC efficiency. Lower roof temperatures also extend HVAC equipment life and reduce thermal stress on the roof membrane. Some coating systems qualify for ENERGY STAR® certification and may be eligible for utility rebates or tax incentives. Spray foam coatings add significant insulation value (R-6+ per inch), providing both reflective and insulative energy benefits. The energy savings often pay for the coating system within 3-5 years.
Coated roofs require minimal maintenance: semi-annual inspections (spring and fall), removal of debris and vegetation, cleaning of drains and gutters, and occasional power washing to maintain reflectivity. Any damage from foot traffic, HVAC work, or storms should be repaired promptly. Most manufacturers require documented semi-annual inspections to maintain warranty coverage. We offer preventive maintenance programs starting at $495 annually that include inspections, cleaning, minor repairs, and documentation. Proper maintenance extends coating life and prevents small issues from becoming major problems. Well-maintained coating systems often last beyond their warranty periods.
Commercial Roof Coating Service Area: Central PA
As the trusted commercial coating contractor for the region, Schultz Roofing specializes in **commercial roof coating across Central PA** within a 50-mile radius of Middleburg, PA. Our core service area includes the major business centers of Harrisburg, State College, and the surrounding commercial hubs. We bring 27+ years of dedicated expertise right to your business's location:
Not sure if we service your area? Call us at (570) 274-2057 to confirm. We've completed projects throughout Central PA and may be able to accommodate locations slightly outside our standard radius for larger projects.
Serving a 50-mile radius from Middleburg, PA
Why Choose Schultz Roofing for Commercial Roof Coating
Not all roofing contractors are created equal—especially when it comes to specialized commercial coating applications. Here's what sets Schultz Roofing apart:
Commercial-Only Focus
We don't do residential work. Period. This specialization means our crews understand commercial building codes, business operation requirements, and the unique challenges of large-scale commercial projects.
27+ Years Experience
Founded in 1997, we've completed 500+ commercial coating projects across Central Pennsylvania. We've seen every roof condition, substrate type, and failure mode—and know how to address them properly.
4 Professional Coating Systems
We offer more coating options than typical contractors: silicone, EPDM, metal, and foam systems. This means we can match the optimal system to your specific roof type and performance requirements.
25,000+ Sq Ft Project Capability
We specialize in larger commercial facilities (25,000-100,000+ sq ft) that many contractors can't handle efficiently. Equipment, crew size, and project management scaled for commercial scale.
24/7 Emergency Response
Roof emergencies don't wait for business hours. We provide emergency repair service 24/7/365 because we understand that downtime costs money and disrupts operations.
Manufacturer-Backed Warranties
We're certified installers for major coating manufacturers, ensuring proper installation, warranty coverage, and long-term performance. Our installations meet or exceed all manufacturer specifications.
