Replacing a metal roof is expensive.
If you're running a business under that roof, it can also be disruptive, shutting down operations temporarily or - at the very least - inconveniencing your business.
Fortunately, you may be able to avoid both the expense and the disruption by restoring rather than replacing your roof.
With over 20 years of experience in the industry, at GIDEON, we've replaced and restored millions of dollars worth of metal roofs, from barns to huge industrial plants. Our team deeply understands restoration methods and has the know-how to advise building owners and facilities managers like you.
In this article, we'll delve into 3 metal roof restoration methods: Retrofitting, Elastomeric Roof Coatings, and Spray Foam Roofing. For each, we'll explore what it is, how it's installed, the costs involved, and its respective advantages and disadvantages. After reading this article, you'll be well-prepared to make a decision that best suits your needs, budget, and long-term property goals.
So let's venture into the world of metal roof restoration together, one method at a time.
Retrofitting is a method of roof restoration wherein a new roof is installed on top of an existing one. In terms of metal roofs, this often involves adding a layer of either metal roofing or a single-ply system over the old roof, providing a rejuvenated surface and structure without the need to remove the underlying one. Retrofitting is often employed when the old roof is still structurally sound but has aged.
Retrofitting a metal roof begins with an assessment of the current roof's structure and condition. After determining that the existing roof is strong enough to support a new layer, the roofing contractor will attach a framework to the current roof. This framework serves as a supportive structure for the new metal roof. The new metal panels are then fastened to this framework, effectively creating a new roof over the old one. The retrofitting process also includes sealing the seams and edges of the new roof to prevent water ingress.
The cost of retrofitting can vary widely based on the size of the roof, the type of new metal used, and labor costs. On average, retrofitting a metal roof can range from $6 to $18 per square foot, depending on how large or complex the roof is, making it a moderately-priced option for roof restoration.
Retrofitting offers several benefits.
Despite its benefits, retrofitting also has some drawbacks.
Elastomeric roof coatings are fluid-applied coatings that dry or "cure" to form a tough, seamless, waterproof membrane over the surface of the roof. They are designed to protect and prolong the life of any roof, including metal roofs. The term "elastomeric" refers to the elastic properties of these coatings, which allow them to expand and contract with the roof during temperature changes, thus preventing cracks and leaks.
Applying an elastomeric roof coating involves making any necessary repairs to the existing substrate, cleaning it, and then applying the coating with rollers, brushes, or spray equipment. The roof must be completely dry and free of debris before application. Usually, at least two coats are applied to ensure a consistent, leak-proof membrane. The coating must then be allowed to cure for a specified period.
Elastomeric roof coatings can range from $3 to $7 per square foot, making it one of the most cost-effective methods for restoring a metal roof. This price includes both the material cost and the application labor.
While elastomeric roof coatings have many benefits, they also have some downsides.
Spray polyurethane foam (SPF) roofing is both an extremely powerful insulation material and a tough, durable roofing system. It's sprayed as a liquid onto the roof, where it expands into a foam, creating a rigid layer of insulation that is tough enough to walk on (yes, it will handle your cowboy boots) yet flexible enough to withstand most natural movement of the building structure.
An elastomeric coating is sprayed on top of the spray polyurethane foam (SPF) layer to protect it from UV rays (without the elastomeric coating, the foam will gradually burn off in the sun). Like elastomeric coatings, SPF roofing is particularly suitable for roofs with unusual shapes or penetrations (including both exposed fastener roofs and trapezoidal standing seam metal roofs) as it seamlessly adheres to the existing roof, eliminating potential leak spots. The advantage of SPF over coatings, however, is that it is a powerful insulator - so powerful, in fact, that it can dramatically reduce your heating and cooling costs.
SPF roofing begins with a thorough preparation of the existing roof, which includes a thorough cleaning and the repair of any existing cracks or leaks. Then, the SPF mixture is sprayed directly onto the roof, where it expands and cures, forming a seamless monolithic insulation barrier. The elastomeric coating is then applied over the foam to shield it from harmful UV rays and weather.
The cost of SPF roofing can range from $5 to $9 per square foot, depending on the thickness of the foam and coating. This makes it more expensive than elastomeric coatings but still reasonably affordable compared to total roof replacement.
Spray foam roofing has several advantages.
SPF's disadvantages are similar to elastomeric roof coatings:
Choosing the right method to restore your metal roof, understanding the process, and calculating costs can be overwhelming. The potential risks of premature failure, leaks, and reduced energy efficiency add to the stress. This is especially true given the diverse range of solutions available, each with advantages and disadvantages.
We hope this comprehensive guide from GIDEON has illuminated the path for you.
Now that you're equipped with this knowledge, it's time for you to take the next step. Remember, our team at GIDEON is always ready to assist you in this process. Reach out to us for a consultation - in a free 30-minute consultation, our roofing experts can provide you with customized guidance. Your roof is an investment, and we're here to ensure it continues to deliver value for years to come.