Silicone roof coating is a popular choice for extending the life of flat or low-slope roofs due to its waterproofing and UV-resistant properties. When considering silicone coatings, you have two main options: overlaying the existing roof or removing it first through a tear-off. Overlaying involves applying the silicone directly over the current roof surface, which saves time and money by avoiding tear-off costs and disposal fees. However, this approach only works well if the existing roof is in good condition, dry, clean, and free from major damage like mold, ponding water, or significant cracks. Simple diagnostics you can perform at home include checking for soft spots by walking the roof carefully or using a moisture meter on suspect areas. If the surface feels firm and shows no obvious signs of deterioration, an overlay may be suitable. Always ensure your DIY checks include verifying the roof’s slope and drainage because silicone coatings do not fix structural issues.
If you notice soft spots, extensive leaks, or significant damage during your inspection, it’s generally safer to call a professional roofer to perform a tear-off before applying a silicone coating. Tear-off removes the old roofing material to expose the roof deck, allowing issues like rot or structural damage to be addressed before recoating. This method increases cost but also improves the longevity and warranty validity of the coating system. When you speak with a contractor, ask if they recommend a complete tear-off based on their inspection and whether their silicone coating system includes a warranty that covers both labor and materials. Another good question is how they handle moisture and drainage issues before coating, as these factors significantly affect the durability of the silicone overlay.