Commercial Flat Roof Coating & Waterproofing in Texas

Each membrane ages differently and needs its own repair materials and coating primer.

• TPO: the most common single-ply on newer buildings. Leaks are usually at heat-welded seams, flashings and edges.
• PVC: also heat-welded. Older PVC can become brittle and shrink as it ages, which pulls at edges and penetrations.
• EPDM: a rubber membrane with taped or glued seams. Seam separation and shrinkage at the perimeter are the usual problems.
• Modified bitumen: asphalt-based sheets, often with a granule surface. Look for granule loss, blistering and open laps.
• Built-up roofing: layers of felt and asphalt, often under gravel. Cracking, blisters and ponding are typical as it ages.

Appearance alone can be misleading, particularly where a roof has already been coated. Product records and a small inspection cut help establish what the new materials must bond to.

A coating keeps the existing membrane and depends on its condition. A sound roof with localized problems can be cleaned, repaired at its details and coated with a compatible system. Widespread damage, poor attachment or extensive wet insulation favor a new membrane.

A new membrane can sometimes be laid over the old roof (a recover), but the building code limits when. A new roof covering is not allowed over a roof that is water-soaked or deteriorated, or over two or more existing roof coverings. Moisture and the number of existing layers therefore decide whether a recover is possible or whether the old roof has to come off. A recover also needs its own check of the deck, fastening and the extra height at edges and curbs.

If the building has both flat areas and metal roofs, the proposal should treat each roof on its own merits rather than specify one coating for everything. See flat roofing systems for replacement options.

White membranes and reflective coatings keep the roof surface far cooler in summer than dark ones, reducing heat passing into the building below. Reflectance and emittance values for many roof products are published through the Cool Roof Rating Council, including aged values, which show how much reflectivity remains after a few years of weathering.

Details around rooftop equipment

A leak beside an HVAC unit can come from the roof flashing or from the equipment itself. We review the roof connection and say where a mechanical contractor is needed. New roofing also changes the flashing height available around a curb.

Tell us about planned HVAC changes. A new unit, walkway or pipe penetration can damage recently finished waterproofing, and coordinating the work avoids cutting through a new roof and paying twice for the same detail.

Access, weather and occupied areas

Cleaning and coating need dry weather and surface temperatures within the manufacturer’s limits, and coatings need time to cure before rain. In a Texas summer that often means starting early in the day. Air intakes, nearby vehicles and work above occupied rooms affect protection and the application method, so we plan around them before work starts.

Comparing waterproofing prices

Look at the preparation and repairs included before comparing the coating or membrane cost. Wet areas, removal of loose material, drain work, edge details and access make a large difference. Ask for the roof area, preparation, repairs, system, thickness and exclusions to be clear in each proposal, and read any warranty for its stated terms; a product name alone does not establish coverage.