Commercial Roof Coatings & Restoration in Toledo, OH
If your roof deck is sound and the insulation isn't widely wet, a coating system can extend its life 10–20 years — at roughly half the cost of a full replacement. Often the smartest money you can spend on a commercial roof.
Restoration vs. Replacement — The Financial Case
A full tear-off and replacement is expensive and disruptive. But if your roof still has a structurally sound deck and less than roughly 25% wet insulation, you may not need one. A professionally applied coating system can restore the roof to like-new watertight performance, add a fresh manufacturer warranty, and buy you another 10–20 years — for about half the cost.
On a 100,000 sq ft building, that's roughly the difference between a ~$500,000 restoration and a $1.4M–$2.2M replacement. The catch is timing: the moment wet insulation exceeds 25% of the roof area, restoration is no longer an option. Every year of deferral risks crossing that line. See why acting now matters →
How We Determine If Your Roof Qualifies
We provide a free infrared moisture survey with every coating estimate. Infrared imaging reveals moisture trapped in the insulation that's invisible to the eye, letting us map exactly what percentage of the roof is wet. If you're under the threshold, restoration is on the table. If you're over it, we'll tell you honestly that replacement is the better spend.
Our Coating Systems
We use only commercial-grade coatings — not the thinned hardware-store products. For Toledo's climate, our primary specification is silicone, because it stays flexible in extreme cold, resists ponding water without degrading, and needs no primer on most TPO and EPDM surfaces.
- Silicone coatings — best for ponding water & cold flexibility
- Acrylic elastomeric — economical, highly reflective
- Polyurethane — maximum abrasion resistance for foot-traffic roofs
The Restoration Process
- Free infrared moisture survey to confirm eligibility
- Full pressure washing of the existing membrane
- Repair of all seams, flashings, and penetrations
- Priming as required by surface type
- Application of 20–30 mils of finished coating
- New manufacturer warranty — up to 20 years
Cost typically runs $2.50–$5.50/sq ft — and the building stays fully operational throughout. ENERGY STAR® compliant white coatings may also qualify for Toledo-area utility rebates.
Common Questions
Roof Coating & Restoration FAQ
Could Restoration Save You Six Figures?
Call today for a free infrared moisture survey. We'll tell you definitively whether your roof can be restored — or whether replacement is the smarter move.