A silicone roof coating is a popular choice for extending the life of flat or low-slope roofs because it creates a waterproof, flexible barrier that reflects sunlight and resists UV damage. However, pipe boots, the rubber or flexible collars around plumbing vents or pipes, are common spots for leaks when a silicone roof coating is applied. These leaks typically happen because the coating doesn’t always bond perfectly to the rubber boot, especially if the surface was dirty, wet, or uneven at the time of application. Over time, exposure to weather and temperature changes can cause the pipe boot to crack, shrink, or pull away from the pipe, creating gaps that let water in. A simple DIY check is to inspect the pipe boots for cracks, brittleness, or gaps around the pipe. You can also run a garden hose on the roof during dry weather and watch for water inside your attic to identify leaks early without climbing on the roof.
If you spot any issues or aren’t confident diagnosing the problem, it’s best to call a professional roofer who’s experienced with silicone coatings and roof penetrations. When you reach out, ask if they inspect and reseal or replace pipe boots as part of their service because improper flashing or boot replacement can void some roofing warranties. Also, inquire about whether the contractor uses industry-approved primers or sealants to promote proper adhesion between the silicone coating and the pipe boot, which can significantly reduce future leaks. Fixing pipe boot leaks usually involves carefully removing the old coating around the boot, properly cleaning and prepping the surface, replacing the boot if necessary, and then reapplying the silicone coating with attention to sealing detail. This approach ensures you maintain the coating’s durability while protecting your home from water damage.