Commercial property owners and facility managers in Westlake Village often face the decision of repairing, restoring, or replacing aging flat roofs. Silicone Roof Coating serves as a fluid-applied system used to restore existing roofs without the need for a complete tear-off. American High Tech Roof Coatings Inc. provides this restorative service to extend the lifespan of commercial roofing systems while improving energy efficiency and waterproofing capabilities.
Suitable Roof Types for Silicone Restoration
Silicone coatings are chemically formulated to adhere to a wide variety of existing roof surfaces. This versatility makes the application viable for most commercial substrates found in Westlake Village. American High Tech Roof Coatings Inc. evaluates the existing adhesion levels before application, but the following materials generally accept high-solids silicone well:
- Metal Roofs: Silicone stops rust and seals seams where leaks often originate.
- Single-Ply Membranes (TPO and EPDM): As these membranes weather and shrink, silicone provides a new seamless top layer.
- Modified Bitumen (Mod-Bit): Granulated surfaces can be coated to stop granule loss and UV degradation.
- Built-Up Roofs (BUR): Smooth-surface BUR systems are excellent candidates for restoration.
- Spray Polyurethane Foam (SPF): Silicone acts as a protective shield for foam roofing against UV damage and physical wear.
Commercial Buildings Best Suited for Silicone
The architectural landscape of Westlake Village includes a mix of corporate parks, retail centers, and industrial facilities. Silicone restoration is particularly effective for buildings where minimizing business disruption is a priority. Since the application causes low noise and no odors, it is suitable for:
- Medical and Healthcare Facilities: Buildings that require uninterrupted operations and strict air quality control.
- Retail Shopping Centers: Properties where blocking customer access for dumpsters and heavy machinery is not feasible.
- Office Parks: Multi-tenant buildings that require quiet maintenance work.
- Warehouses and Industrial Plants: Large square footage roofs where full replacement costs would be prohibitive.
- HOA and Multi-Family Complexes: Structures managed by property managers looking to reduce capital expenditures.
Weather Considerations in Westlake Village
The local climate presents specific challenges that roofing materials must withstand. Westlake Village experiences high temperatures in the summer and periods of rain in the winter. Silicone is chemically distinct from other coatings, such as acrylics, regarding how it handles these weather patterns.
Ponding Water Resistance: Flat roofs often develop low spots where water accumulates. Acrylic coatings tend to break down and delaminate under standing water. Silicone is non-sacrificial and hydrophobic, meaning it will not degrade even if water stands on the roof for days or weeks. This is a critical feature for flat roofs with imperfect drainage.
UV Stability and Heat: The sun degrades asphalt and rubber roofs over time, leading to cracking and shrinkage. High-solids silicone is UV stable and highly reflective. By reflecting up to 88 percent of UV rays, the coating keeps the roof surface cooler, reducing thermal shock (expansion and contraction) that causes roof seams to pull apart.
Longevity: Extending Roof Life by 20 Years
Applying a silicone coating system effectively creates a new roof over the old one. When installed correctly by American High Tech Roof Coatings Inc., a silicone system forms a monolithic membrane that covers seams, flashings, and penetrations. This seamless nature removes the most common points of failure on a roof.
A standard application can extend the warranty and service life of the roof by 10 to 20 years, depending on the thickness of the material applied (measured in mils). Once the warranty period expires, the roof can typically be cleaned and recoated again, further extending the lifespan without ever requiring a full tear-off.
Cost Benefit Analysis: Restoration vs. Replacement
The primary economic driver for choosing silicone restoration is the cost difference compared to a full roof replacement. Replacement involves labor-intensive removal of old materials, landfill fees, and the purchase of entirely new insulation and decking. Restoration utilizes the existing insulation and structure.
Furthermore, roof restoration is often classified as maintenance rather than a capital improvement for tax purposes, potentially allowing business owners to expense the cost in a single year rather than depreciating it over 39 years. Property owners should verify this with their tax professionals.
| Cost Factor | Full Roof Replacement | Silicone Restoration |
|---|---|---|
| Material Cost | High (Decking, Insulation, Membrane) | Moderate (Liquid Silicone) |
| Labor Cost | High (Demolition and Installation) | Low (Cleaning and Application) |
| Disposal Fees | High (Landfill costs for old roof) | Zero (Existing roof stays in place) |
| Business Disruption | High (Noise, debris, danger) | Minimal (Quiet, fast application) |
| Energy Savings | Dependent on material chosen | High (Reflective "Cool Roof") |
American High Tech Roof Coatings Inc. Application Process
Successful silicone application requires adherence to strict preparation protocols. We follow a systematic approach to ensure the coating bonds permanently to the substrate.
- Inspection: We identify wet insulation using moisture detection technology. Any saturated areas are removed and replaced to ensure a dry foundation.
- Cleaning: The roof is power washed to remove dirt, oxidation, and debris. Proper adhesion is impossible on a dirty surface.
- Priming: While many surfaces do not require primer, specific substrates like asphalt or single-ply membranes may require a bleed-blocker or adhesion promoter.
- Detailing: Seams, penetrations, and drains are reinforced with silicone sealant or fabric mesh to prevent movement.
- Application: The high-solids silicone is spray-applied or rolled to the specified mil thickness to achieve the desired warranty length.
