Commercial Roof Coatings and Restoration in Chicago, IL

A full roof replacement is expensive, disruptive, and sometimes unnecessary. If your roof is aging but structurally sound, restoration can add years of service for a fraction of the cost. All Available Roofing evaluates your roof honestly and tells you whether coating, repair, or replacement is the right call.

What Is Roof Restoration?

Roof restoration cleans, repairs, and seals an existing roof, then applies a liquid-applied coating that forms a seamless, waterproof, often reflective layer. It is not a patch. Done correctly, it renews the surface of the roof and extends its useful life.

Coating Types

• Acrylic: Reflective, cost-effective, and well suited to roofs that drain well.
• Silicone: Highly resistant to ponding water and UV, a strong choice where standing water is a concern.
• Aluminum-coated (asphalt-based): A silver, fibered aluminum coating that shields aging built-up, modified bitumen, and metal roofs from sun and weather.
• Polyurethane: Tough and impact resistant, suited to roofs with foot traffic.

The right coating depends on your existing roof type, drainage, and exposure.

Silicone Roof Coatings

A silicone roof coating is a liquid-applied membrane that cures into a seamless, rubber-like layer over your existing roof. Its defining strength is water: silicone does not break down under standing water the way many coatings do, which makes it a strong fit for flat Chicago roofs where ponding follows heavy rain and snowmelt. It also holds up against UV exposure, stays flexible through freeze-thaw swings, and its white finish reflects summer heat.

Silicone can go over many existing roofs, including metal, TPO, PVC, EPDM, modified bitumen, and BUR, but it is not a cure-all. Adhesion depends on thorough cleaning and surface preparation, and some asphalt-based roofs need a compatible primer or base coat. Silicone also attracts dirt over time, which can reduce reflectivity unless the roof is washed periodically, and a silicone-coated roof generally needs silicone for future recoats. Ponding is also a drainage symptom, and we'll tell you if the roof needs drainage corrections alongside the coating. [Confirm manufacturer, thickness specifications, and warranty terms.]

Aluminum-Coated Roofing

Aluminum roof coatings are asphalt-based coatings loaded with aluminum flakes and often reinforced with fibers. Applied over an aged asphaltic roof, they leave a bright, silver surface that shields the asphalt from sun and weather and reflects a large share of solar heat. Because asphalt degrades under UV and heat, that protective layer slows weathering on built-up roofs, modified bitumen roofs, and metal roofs.

Aluminum-coated restoration is typically the lower-cost option and a practical way to extend the life of a sound BUR or modified bitumen roof. The trade-offs: a silver finish generally reflects less heat than a white coating, it tends to dull as it ages, and it needs periodic maintenance coats. It is not intended for single-ply membranes such as TPO, PVC, and EPDM, which need a coating designed for them. [Confirm products used, expected service life, and warranty terms.]

When Restoration Is Not the Answer

Coatings cannot fix wet insulation or a failed structure. If moisture has soaked the roof system, the saturated materials must be removed. That is why every restoration project starts with a thorough inspection, including moisture scanning where appropriate. We will tell you plainly if your roof is past the point where coating makes sense.

Our Restoration Process

1. Inspection and moisture assessment: We determine whether the roof qualifies for restoration.
2. Repairs and preparation: We fix damaged areas, clean the surface, and detail seams and penetrations.
3. Coating application: We apply the coating system at the specified thickness.
4. Final inspection: We verify coverage and detail work with you before closing out.
   

Roof Coating FAQ

Wondering if your roof can be restored? Request an assessment at 773-339-9370 or Request an Estimate