| Repair | Coating or restoration | Full replacement | |
|---|---|---|---|
| Best when | Isolated failure, rest of the roof is sound | Widespread wear, dry insulation, sound deck | Wet insulation or compromised deck |
| Relative cost | Lowest | Middle | Highest |
| Tear-off | None | None | Roof stripped to deck |
| Downtime | None | None | Phased, some disruption |
| Warranty | Workmanship only | Up to 25 years, manufacturer-backed | Full system warranty |
| Adds life | A few years | 15 to 25 years | Full service life |
| At end of term | Repair again | Clean and re-coat | Replace again |
Cost over time
When repairs stop being economical
Repairs are the right specification for an isolated failure. Once leaks are recurring across the roof, the cumulative cost of service calls can exceed the cost of a coating or replacement, and none of that spend comes with a system warranty.
Three service calls in two years is usually the point where it is worth pricing the alternatives.
Specification
Why the inspection looks under the membrane
A coating applied over saturated insulation seals moisture into the assembly. The leak may stop for a season while the deck continues to deteriorate underneath, which ends in a replacement anyway.
This is why a proper inspection evaluates the condition of the insulation and deck, not just the surface.
Worth asking your accountant
The tax question
Repairs and capital improvements are often handled differently on a commercial building, and that difference can move real money. Ask your CPA how each option would be treated on your books before you decide.
FAQ
More on the decision
Should I repair, coat, or replace?
It depends on what the inspection finds. If the deck and insulation are dry and the structure is sound, a coating or restoration typically costs considerably less than replacement and carries a manufacturer warranty. If the deck is compromised or the insulation is saturated across a large area, replacement is the appropriate specification.
How long does a commercial roof project take?
Coatings and restorations usually run days rather than weeks and your building stays open the whole time. A full replacement takes longer and involves tear-off. We give you a schedule before anything starts.
What warranties do you offer?
Manufacturer-backed warranties up to 25 years depending on the system. We are a certified applicator, which means the manufacturer has approved how we install, not just what we install.
Do you offer roof maintenance contracts?
Yes. Two documented inspections a year with photo reports and minor repairs included. Most manufacturer warranties assume the roof is being maintained, so the program protects your coverage as well as your roof.
Free roof inspection
Get a straight answer on your roof
We walk the roof, document the condition, and give you the recommendation with the reasoning behind it. Repair, coating, or replacement, depending on what we find. You get the assessment before the number.