Commercial roof coatings and restoration in Orlando

Silicone and acrylic restoration systems that add 10–20 years to a low-slope roof without a tear-off. No disruption to tenants, no disposal costs, and a renewable system at the end of the term.

Active leak? Call Sean directly - 407-437-9477

When restoration is the right call

A coating over a roof that’s genuinely failed buys you two years and costs you the price of a real solution. A coating over a roof with life left in it can defer replacement for a decade or more.

The difference is what’s underneath, which is why we run a moisture survey before recommending it.

Restoration works when

Membrane is intact with no structural failure
Insulation below is dry, confirmed by survey
Leaks are at details rather than systemic
The roof has meaningful service life left
You need to defer replacement to a future budget year

Replacement is the better spend when

We’ll tell you honestly which one your roof is. Coating a roof that needs replacing is the fastest way to waste a maintenance budget.

Silicone and acrylic

Silicone

FOR PONDING AND FLORIDA MOISTURE

Holds up under standing water where acrylic breaks down. The right choice on roofs with drainage issues or slow-draining sections — which in Central Florida is most of them.

Acrylic

LOWER COST, EASIER TO RECOAT

Water-based and more economical, with strong reflectivity. Best on roofs with good drainage where ponding isn’t a factor.

Both go over modified bitumen, built-up, aging single-ply, and metal. We’ll specify based on your existing system and how your roof drains — not on what’s easiest to apply.

Maintenance budget instead of capital budget

A full roof replacement is a capital expenditure that has to be approved, funded, and depreciated. A restoration is often treated as maintenance — which for a property manager or association fighting for capex approval can be the difference between doing the work this year and deferring it again.

How it’s classified depends on the scope and your accounting treatment, so it’s worth a conversation with your accountant. But it’s a question worth asking before you assume replacement is the only path.

WORTH ASKING

Bring your accountant the scope before you budget. The classification question can change which budget the work comes out of, and that often changes whether it gets approved at all.

How restoration works

Moisture survey

We check for saturated insulation before anything else. Coating over wet insulation traps it and guarantees failure.

Detail repairs

Seams, flashings, penetrations, and drains repaired before coating. The coating is a surface, not a fix for open details.

Cleaning and prep

Power wash and surface prep. Adhesion is entirely dependent on this step being done properly.

Primer

Where the substrate requires it. Varies by existing system.

Coating application

Applied at the specified mil thickness. Thickness is what determines service life, and it’s where corners get cut.

Warranty registration

Manufacturer warranty registered in the owner’s name at completion.

Property Types

Industrial & warehouse

Large-area restoration with no operational downtime.

Retail & shopping centers

Multi-tenant roofs restored without closing storefronts.

Community property

Flat sections and clubhouse roofs, deferred from the reserve schedule.

Common questions

How long does a roof coating last?

Ten to twenty years depending on the system and mil thickness applied. Silicone generally outlasts acrylic in Florida because it handles ponding. At the end of the term the roof can usually be recoated rather than replaced, which is the real advantage — you’re not back to a capital project.

Can you coat over any roof?

No. The membrane has to be intact and the insulation below has to be dry. We run a moisture survey first. If the insulation is saturated, coating over it traps the water and the roof fails faster than if you’d done nothing.

Is a coating just painting the roof?

No, though plenty of contractors treat it that way. A restoration includes detail repairs, proper surface prep, primer where required, and a specified mil thickness. Skipping any of those is what gives coatings a bad reputation.

Does a coating come with a warranty?

Manufacturer warranties are available on qualifying systems applied by certified applicators. We’re Karnak certified, and we’ll confirm what coverage applies to your roof before you commit.

How much does it cost compared to replacement?

Substantially less — typically a fraction of a full tear-off and replacement, with no disposal costs and no downtime. We’ll give you both numbers in the condition report so you can compare directly.

Will it disrupt our tenants?

Very little. There’s no tear-off, no exposed deck, and no dumpsters. Coating has an odor during application, so on medical or food service buildings we’ll discuss timing.

Can you coat a metal roof?

Yes. Coating over metal seals fastener penetrations and seams, and it’s often a good option where the panels are sound but the details are leaking. It’s an alternative to metal-over-metal retrofit at lower cost.

Your commercial contact

Sean McCoy - Commercial Division

I handle commercial roofing for Built Roofing across Central Florida. If you manage property in the area, I’m happy to walk your roof and put together a condition report — whether or not you’re planning work this year. Most of what I do is helping property managers and association boards understand what they’re actually looking at, before it turns into an emergency.

Is your roof a candidate for restoration?

We’ll survey it for moisture, check the membrane and details, and tell you whether coating is the right call or whether you’d be deferring a problem. No cost.

Or call Sean directly — 407-437-9477