Commercial Roof Replacement Vs. Roof Restoration

If your commercial roof is nearing the end of its anticipated lifespan or showing signs of wear or damage that repairs alone will not adequately fix, you’re probably wondering what to do next. Will a roof replacement or roof restoration be the better option for protecting your building and accommodating your budget?

In this article, we’ll discuss the difference between replacing and restoring a roof and what to consider when deciding which solution makes the most sense for your roof and your business.

What Is Commercial Roof Replacement?

A roof replacement involves removing one roof and replacing it with another. While a properly installed and regularly maintained roofing system will protect a building for many years, time and weather will eventually degrade roofing materials. A total roof replacement is one solution to consider if repairs will not resolve the issues effectively.

Also, a replacement is an option when a roof has reached the maximum allowed overlays. Most building codes prevent layering more than two roof systems on top of each other. The time required to replace a commercial roof varies depending on the size of the roof and the material it’s composed of. Generally, completing a roof replacement takes between two to three weeks.

Roof Replacement Materials

Single-Ply—Single-ply roofing is a lightweight, flexible option made of a flat polymer-based material that creates a waterproof membrane over the roof. A popular choice for flat roofs, single-ply roof materials include PVC, EDPM, TPO, TPE, and PIB.
Metal—A metal roof replacement provides a long-lasting, low-maintenance solution. It also delivers exceptional fire resistance and durability.
Shingle—An asphalt shingle roof replacement is a cost-effective option that works well for sloped roofs. With the proper underlayment, a shingle roof will protect against leaks and water build-up.
Spray Foam—Spray polyurethane foam as a roof replacement is economical and versatile. Spray foam roofing may be used on roofs of all shapes and sizes, and it has insulating properties that can help reduce a building’s heating and cooling costs.

Advantages of Roof Replacement

Life span—The thicker the roofing material (if installed correctly), the longer a roof replacement will last. If the roof receives regular maintenance, replacements often outlive their generous warranties.
Warranty length—Metal roof replacements have warranties of 40 years or more. Roof replacements using materials like EPDM, rubber, PVC, TPE, TPO, and PIB typically come with 20- to 25-year warranties. Shingle roof replacements have shorter warranties—usually five to 10 years.

Disadvantages of Roof Replacement

Cost—The price varies depending on the materials and time involved. Generally, you might expect a commercial roof replacement to cost between $12 to $18 per square foot.
Dirt and debris—Replacing a commercial roof can generate a lot of dirt, dust, and other debris. Things can get messy as one roof gets torn off and another replaces it!
Business disruption—The noise and several-weeks-long activity associated with a roof replacement can disrupt business and decrease your staff’s productivity.
Risk to the building’s interior—Workers must open a roof before replacing it. If inclement weather occurs, water might enter the building and cause damage.
Potential for extra costs—When replacing an old roof, the new one must be installed in compliance with current code standards. That typically means you may need to install more expensive insulation than originally in place and make other accommodations that can elevate costs.

What Is Commercial Roof Restoration?

Roof restoration is an effective and cost-efficient alternative to roof replacement. Restoration involves spraying or rolling a protective coating onto an existing roof. Most building codes do not consider coatings to be a roof system, so typically, a roof coating may be used even if a building already has two roof layers.

When appropriately applied, coatings create a seam-free, water-tight membrane that’s leak-proof. The time required to restore a roof varies depending on the size of the roof and the type of coating. On average, a roof restoration takes approximately one week from start to finish.

Coatings can be applied to nearly any type of roof and roofing material (except for shingles) including:

Flat
Sloped
Built-up
Ethylene propylene diene monomer (EDPM)
Metal
Modified bitumen
Rubber
Tar and gravel
Thermoplastic Polyolefin (TPO)

Common Types of Roof Restoration Coatings

Acrylic—Acrylic coatings are generally best for sloped, metal roofs. However, they are used on other roof types and materials as well.
Urethane and Silicone—These coatings are popular and effective choices for flat roofs. Their application provides a seam-free layer of leak-proof protection.
Spray foam—Spray polyurethane foam is a versatile coating that works well on roofs of any pitch or material. It not only waterproofs the roof, but it also adds strength and provides extra insulation. Moreover, roof restoration using foam can avoid the high cost of asbestos removal. Spray foam roofing can be used to encapsulate asbestos tiles, sealing off the dust that’s a respiratory hazard.

Advantages of Roof Restoration

Value—Applying a roof coating is typically less expensive than a roof replacement while delivering the same outcome, and it gives the roof a new lease on life. On average, expect coatings to cost $4 to $10 per square foot.
Longevity—When properly applied and maintained, commercial roof coatings can last 10 to 20 years, significantly extending a roof’s lifespan.
Extended and renewable warranties—Warranties are renewable for restorations. Most coating manufacturers will renew their warranty after the original one expires if recommended inspections are completed and a maintenance coat is installed. (A maintenance coat typically costs approximately 25 percent of the initial installation cost.) If the roof is on a maintenance plan, some manufacturers will increase the warranty duration by up to 30 percent. For example, if a property owner signs up for a roof maintenance plan, the manufacturer might add five years to a 15-year warranty.
Versatility—Roof coating materials adhere to a wide range of substrates, including metal, EDPM, TPO, tar and gravel, and modified bitumen.
Faster installation—Roof restoration solutions typically require less time to complete—approximately one week versus two to three weeks for an average-sized commercial roof.
Improved energy efficiency—The roof coatings Capital Roof Care installs are white. They reflect light and heat, which helps regulate the temperature within a building. That helps save money on energy costs and puts less strain on a facility’s HVAC system.
Less mess and stress—Roof restoration generates less dirt, debris, and noise than a roof replacement.
Minimal maintenance—Roof coatings require less maintenance than other roofing materials, which means less time keeping tabs on your roof’s condition and fewer repairs.
Eco-friendly—With a roof restoration, little to no old roofing material ends up in a landfill.

Disadvantages of Roof Restoration

Customer unfamiliarity—The concept of roof restoration is relatively new to the industry, whereas roof replacement has been around virtually forever. Therefore, not everyone feels completely comfortable with the idea.
Lack of qualified contractors—Assessing which type of coating to use and applying it correctly for maximal performance and longevity requires knowledge and experience. Not many commercial roofing companies specialize in roof coatings like Capital Roof Care does.

Is Roof Replacement or Restoration Better?

Consider the following questions as you explore which option will best serve your needs and goals.

What type of roof system do you currently have? (The roofing material—e.g., metal, rubber, shingles, etc.—plays a role in whether restoration is an option.)
How old is your roof and what condition is it in? (If a roof and the substrate or insulation beneath it are in bad repair, a replacement may be the most practical choice.)
How soon do you need a new roof? (Roof restoration can be completed more quickly than a roof replacement.)
How many roof systems are on your building? (This requires taking a core sample if you don’t know the answer.)
What is your budget? (Keep in mind that a roof restoration is almost always less expensive than a roof replacement. And roof coatings used in restoration can be cost-effectively re-applied to further extend the roof’s life.)
How long do you want your roof to last? (Depending on the roofing material, a roof replacement comes with a warranty that’s typically a little longer than a warranty for a roof restoration. However, a roof restoration’s warranty may be extended when regular inspections are performed and a maintenance coat is installed.)
What degree of ongoing maintenance requirements are you comfortable with? (Roof coatings applied in a roof restoration offer a seamless seal against leaks and generally require less maintenance than materials used in traditional roof replacements.)
Do you strongly prefer doing things the traditional way? (Some people are more comfortable with a roof replacement because it’s a familiar option.)
How difficult is finding a well-rounded roofing contractor in your area? (You’ll likely find more roofing companies with expertise in replacements than contractors who specialize in restorations.)

How Important Is Roof Maintenance?

We would be remiss if we didn’t mention the importance of roof maintenance! While Capital Roof Care does roof replacements and restorations for businesses, we encourage building owners and facility managers to prioritize regular roof maintenance because it allows minor issues to be identified and fixed before they become major problems. When a roof of any type is maintained regularly and properly, it will stand up better against age, weather, and wear and tear. In short, a well-cared-for roof won’t need a replacement or restoration as early as a roof that doesn’t receive periodic maintenance.

For optimal benefits, consider a roof maintenance program that provides—at a minimum—the following services and features:

Comprehensive roof assessments with a 54-point visual inspection—at least once per year
Documentation of your roof’s condition and recommendations for immediate and upcoming repair needs
24/7 priority service if repairs are needed
Access to an online portal for viewing your roof’s condition analyses, maintenance recommendations, service work order information, photos of work performed (before and after images), and other vital information

Roof maintenance service plans benefit everyone, but they’re especially beneficial to companies that don’t have the immediate funds for a roof replacement or restoration. They provide a middle-ground for companies that want to extend their roof’s lifespan as cost-effectively as possible. When leaks and other issues are detected early on, they’re less costly to fix and less likely to cause additional damage that warrants an immediate, larger-scale solution.

Tips for Choosing a Reliable Roof Replacement and Roof Restoration Contractor

When comparing roofing contractors, look for an industry expert who has experience with roof replacements AND roof restorations. A company specializing in both can guide you in choosing the right option for your unique situation. Your contractor should know precisely what to look for when evaluating whether replacement or restoration makes the most sense for your commercial roof. If they don’t, you could end up with a solution that costs more than necessary or otherwise doesn’t meet your needs. Also, you should confirm the contractor is licensed and insured and has a proven track record of quality workmanship and customer service. Ask for references and read online reviews to learn about other clients’ experiences with the roofing company.

Hiring an inexperienced or questionable contractor can result in dire consequences. Several major red flags to watch for include:

The contractor hasn’t researched the building code applicable to your roof.
The contractor doesn’t take a roof core sample to determine how many roof systems and layers of insulation are currently on your roof.
The contractor has minimal experience applying roof coatings.
The contractor fails to ask you questions about your budget and goals.
The contractor does not provide a detailed estimate.

Capital Roof Care Is Here to Help

As a trusted, local commercial roofing company with expertise in roof maintenance, repair, restoration, and replacement, Capital Roof Care is here to help you make an informed decision. We’ll assess your roof, consider your budget, and evaluate whether replacement or restoration makes the most sense for your needs and goals. And if either option isn’t in your budget, we can discuss repairs that protect your building and buy you more time as you plan ahead for a more permanent solution.

Our technicians understand the construction and functional aspects of many different roof systems. Through a thorough inspection of your commercial roof, they will accurately assess your roof’s condition and recommend a solution tailored to your structure’s needs.

It’s all about what’s best for your situation. Our consultative approach ensures that you’re heard and informed at every step of the process. We know you’ve invested a lot in your roof, so we use our expertise to make certain you get the most from your investment.

Is your roof in need of a roof replacement or restoration? Contact us for an expert evaluation. Reach out now!

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