Metal Roof Restoration

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Don’t Replace If You Can Restore Your Metal Roof

workers adding elastomeric coating to old metal roof during restoration process Highland Home Services

Help for Your Metal Roof

You might be able to prevent a full roof replacement by restoring your metal roof if it is leaking or appears to have reached the end of its usable life.

Experience has taught us that even if your metal roofing was installed correctly, it won’t last as long as it should if it isn’t properly maintained. We also know that the ideal maintenance program, by far, includes an annual examination to find any minor flaws and address them right away. The metal roof expands during the intense heat of the summer days and then contracts as it gets colder at night. The fasteners become loose and the tight water seal is broken as a result of the continual expansion and contraction. Once the seal is broken, water can enter and start to rust the metal. You won’t wait long before your roof starts to leak.

A severely harmed roof, however, cannot be saved by coating (or restoration).

So long as the existing substrate is solid, restoring your roof can reduce time, energy use, roof, and business interruptions while also extending its lifespan.

Roof restoration can fix issues with leaks, corrosion, and cooling of the roof top surface. By offering an affordable, sustainable protective layer that is simple to apply, restoration enables owners of residential and commercial buildings to maintain their roofs without having to worry about the cost, disruption of their operations, or landfill costs associated with tearing off and replacing the current roof system.

Regardless of the protective roofing finish’s original condition, prolonged exposure to the environment will cause it to lose its effectiveness. Rust will start to form and, over time, threaten the roof’s structural stability as well as the building’s appearance. The expansion and contraction of metal roofs is universal. As a result, moisture can enter the building envelope through the seams. Using the original substrate as a base, the right repair compounds and re-coating solutions can restore a metal roof back to like-new condition.

If the roof is a candidate, restoration is a less expensive choice than re-roofing or remodeling. Coating aids in extending the lifespan of a roof, and owners can see the savings provided by a restoration in monetary terms. The roof system is shielded from the elements, especially UV, by elastomeric coatings. Prior to coating, surface rust must be completely neutralized, leaks must be fixed and halted, and all seams and fasteners must be sealed.

A word of warning: No coating is a one size fits all fix. If a metal roof has not been properly maintained and has deteriorated beyond what a coating restoration can adequately address, it should be replaced. When the roof has gotten so bad that it is no longer structurally solid, metal panels have started to rust through, or the bulk of the current roofing panels need to be replaced, a coating system would not be helpful. The roof may prematurely deteriorate if repairs are made repeatedly using subpar or inappropriate materials, necessitating replacement rather than restoration.

Restoring a metal roof keeps the structure weather-tight, cutting down on energy use and costs. Highly reflecting white roof coatings can block up to 87 percent of the sun’s harmful rays. This drop in outdoor surface temperature also lessens the roof’s continuous thermal movement, which finally causes leaks.

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What is metal roofing restoration?

The term “metal roof restoration” refers to services that extend the life and usefulness of your metal roof by repairing damage and adding elastomeric coatings. In some circumstances, panels or flashing may need to be replaced.

You have choices as a property owner when it comes to fixing your metal roof.

Have your roof checked for issues like holes, panel deterioration, unfastened or loose fasteners, broken flashing, hail damage, separations, pooling, and more.

Can my metal roof be repaired?

A metal roof frequently avoids the need for a complete roof replacement. Your metal roof might be a good option for roof coatings if it is still structurally sound. This can be determined through a roof inspection.

Initial Steps Before Roof Restoration

Corrugated metal roof during rust removal process before restoration Highland Home Services

Below are 5 suggestions for getting a metal roof ready for coating:

1) Remove Rust: Inspect the roof carefully for any traces of rust, and then remove them using wire brushes, acid etching, or sandblasting.

2) Prepare the Surface: To prepare the surface, acid etch galvanized metal using a 1:20 solution of “Rust Off” (a rust and oxide remover) and water. Thoroughly rinse. Scrub and power wash the entire roof.

3) Tighten & Secure: Tighten each and every fastener, then secure the substrates. Replacing washers and fasteners that are broken or lacking.

4) Seal Fasteners: Cover all fastener heads that are exposed and seams that are larger than 1/8″.

5) Use a brush or power blower to remove all debris, dust, etc. right before coating application.

Use mineral spirits and a coarse rag to wipe away oil stains from fresh metal roofing materials. Either acid-etch the surface as previously described or give it three to six months to “weather etch.”

Roof coatings increase any roof’s durability, resistance to UV radiation and leaks, and achieve energy cost savings. You can avoid the cost of a complete roof replacement and the need to tear off the roof by using roof coatings.

What are the steps involved in a metal roof restoration?

workers spraying coating on metal roof during restoration Highland Home Services

You may be interested in the procedures your contractor must follow now that you are aware of the benefits a roof restoration offers.

Here are the things you may anticipate, though the procedures may change based on your roof’s state.

  1. Extensive roof inspection

Roofers who specialize in metal roof restoration first thoroughly evaluate your roof before doing any work. They will be better able to identify any current issues, such as rust, filth, moisture, moss, and pierced areas.

  1. Maintenance and upgrades.

After identifying these issues, roofing professionals will thoroughly clean the area before repairing all damaged roof components. It is occasionally necessary to rebuild damaged portions that cannot be sealed.

  1. The use of a long-lasting, waterproof coating.

The application of a sturdy metal roof coating is the most crucial stage.

This effectively plugs off portions of your roof that are leaking. Restoration coatings are also adaptable to daily temperature variations and structural motions.

For as long as the coatings are in place, roof issues can be prevented in this manner. The coatings also make your roof look fresh and clean. The coverings also reflect sunlight, which brings down the temperature within your building.

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Why restore a metal roof?

Restoring a metal roof keeps the structure weather-tight, cutting down on energy use and costs. Highly reflecting white roof coverings can block up to 87 percent of the sun’s harmful rays. This drop in outdoor temperature also lessens the roof’s continuous thermal movement, which eventually causes leaks.

If a metal roof has not been properly maintained and has deteriorated beyond what a coating restoration can adequately address, it should be replaced. When the roof has gotten so bad that it is no longer structurally solid, metal panels have started to rust through, or the bulk of the current roofing panels need to be replaced, a coating system would not be helpful. The roof may prematurely deteriorate if repairs are made repeatedly using subpar or inappropriate materials, necessitating replacement rather than restoration.

Quick FAQs on Metal Roof Restoration

  1. What is the expected lifespan of a metal roof?
    A metal roof can last anywhere from 40 to 70 years, depending on the type of metal used, the thickness of the metal, the slope of the roof, the climate, and the amount of maintenance. For example, a galvanized steel roof will last much longer in a dry climate than a coastal area with high humidity. Most all metal roofs will last twice as long as a roof of asphalt shingles.
  2. How often does a metal roof need to be restored?
    A metal roof should last for the lifetime of the building, provided it is properly maintained. Depending on the environment, a metal roof may need to be restored every 20 to 30 years. In more extreme environments, such as near the ocean, a metal roof may need to be restored every 10 to 15 years.
  3. What are the most common causes of metal roof deterioration?
    The most common causes of metal roof deterioration are corrosion and weathering. Metal roofs are susceptible to corrosion from exposure to the elements, especially if they are not properly maintained. Over time, the metal roof will start to rust and deteriorate, which can lead to leaks and other problems. Weathering can also cause metal roofs to deteriorate, as the sun and wind can damage the metal and cause it to fade and crack.
  4. What are the best methods for restoring a metal roof?
    Assuming you are talking about a metal roof that is old and needs to be restored, there are a few different methods that can be used. One method is to sand down the roof to bare metal and then apply a primer and paint. This will give the roof a new finish and help to protect it from the elements. Another method is to use a metal roof coating for home improvement. This is a thick coating that is applied to the roof and then sealed.
  5. What are the benefits of restoring a metal roof?
    A metal roof can last for decades with proper maintenance, so restoring a metal roof can provide many benefits. Metal roofs are known for their durability, so restoring a metal roof can help extend the life of the roof. Metal roofs are also low maintenance, so restoring a metal roof can help save on future repair and replacement costs. In addition, metal roofs are energy efficient, so restoring a metal roof can help reduce energy bills.
  6. What are the costs associated with metal roof restoration?
    The cost of metal roof restoration can vary depending on the size and type of roof, as well as the company you hire. However, you can estimate to pay between $500 and $2000 for metal roof restoration at the low end. This price includes the cost of materials, labor, and any necessary repairs.
  7. How can I tell if my metal roof needs to be restored?
    If your metal roof is more than 20 years old, it is likely that it will need to be restored. The first thing you should do is inspect the roof for any signs of rust or corrosion. If you see any rust or corrosion, you should contact a professional roofing contractor to have the roof inspected. They will be able to tell you if the roof needs to be replaced or if it can be repaired.
  8. What are the risks associated with metal roof restoration?
    There are a few risks associated with metal roof restoration. One is that the process can be quite messy, so you’ll need to make sure that you’re prepared for that. Another is that it can be dangerous to work on a metal roof if you’re not experienced in remodeling, so you’ll want to be sure that you hire a professional to do the job. The good news is that you needn’t worry about removing materials such as shingles, gravel, and underlayment when restoring a metal roof.
  9. What are the consequences of not restoring a metal roof?
    If a metal roof is not properly restored, the consequences can be significant. Metal roofs are designed to last a long time, but without proper maintenance and restoration, they can begin to deteriorate. This can lead to leaks, which can cause damage to the structure of the building and the contents inside. In extreme cases, the roof can collapse, which can be dangerous for anyone inside the building.
  10. What are the best products for metal roof restoration?

You must select a primer as the first product for metal roof restoration. If you have rust, experts advise using a rust inhibitive primer; if you merely have poor adhesion, they advise using a general purpose primer. You should ask yourself the following questions before choosing a primer: Is there rust on your structure? Is it old enough to take a coating that was sprayed on without a primer? Does the coating you want to use stick to metal whether it is primed or not? Before making a choice, these issues must be addressed because the answers will decide the kind of primer you need.

The actual metal roof restoration product is the next consideration in your choice. For roof restoration, you should take into account the following three types of coatings produced by the roof coating industry: 1) Aluminum, 2) acrylic, and 3) silicone. These are the most popular coating types, though there are many others you can choose from.

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The best coating product now on the market is silicone. They have undergone years of careful formulation to become the best coating on the market. Silicone coatings can typically be placed without a primer and are able to tolerate ponding water because of their strong cross-linking composition and moisture-curing characteristics. They are also highly reflective and produce an incredibly tightly bonded monolithic membrane. These are only a few of the main advantages of silicone coatings; there are many more.

Silicone coatings are incredibly adaptable and have numerous applications. Despite their versatility and wide range of applications, they still excel at the “small things,” like adhering firmly and thoroughly to metal roofs.

The cost of the materials is often the biggest disadvantage of silicone coatings. Compared to all other roof restoration coatings, they will often cost more per square foot of material. However, these coatings are typically worth the expense and then some because the installation is so simple and the material lasts so long and you will save money compared to the other coatings. Silicone is the greatest coating material to use. Although the cost of the material will be higher, you should also take into account the entire costs and benefits of the roofing system.

Acrylic Coatings

Since they have been around longer than silicone coatings, acrylic coatings continue to be the most often used roof restoration coating material. Because the raw materials and performance of this material fall short of those of the other coatings, it is the least expensive option available for metal roof restoration.

Acrylic coatings can be sprayed on a variety of surfaces, however for optimum adhesion to the roof, a primer is frequently needed. Acrylic coatings cannot be put very thickly in a single application due to their extremely low solids content, which is often no higher than 55%. You may need to apply them in two or more coats if you wish to cover a thick millage.

The biggest disadvantage of acrylic coatings is probably that they cannot resist ponding water, which means that if you have poor roof drainage or a lot of rain, you may soon experience leaks. One of the four main distinctions between silicone and acrylic coatings that we have previously written about is this.

Aluminum Coatings

Spray or roll-applied aluminum roof coatings can be used on a variety of roof surfaces. They frequently require a primer in order to get appropriate adhesion, just as acrylic coatings. They normally reflect roughly 50% of UV radiation, allowing the remaining 50% to enter the structure.

An important benefit of aluminum roof coatings for metal roof restoration projects is that they don’t need to be applied very thickly; 1.25 gallons per square usually suffices to have good coverage. The trade-off between low labor and material costs and more frequent replacement is that this coating is quite thin at that rate and will need to be changed in around 7 years.

The fact that aluminum coatings are not watertight and are simply intended to help with roof waterproofing is likely their largest drawback.

Their major objective is to increase your roof’s reflectivity, which will lower your energy costs. This is not the ideal option if you’re searching for a coating to halt leaks in your roof.