Roof restoration or roof replacement: how to tell which one you need

There are two very different jobs that both get called roof work. Restoration coats and seals the roof you already have. Replacement removes the membrane, and often some decking, and builds the roof back up. They cost different amounts and they solve different problems.

What restoration is

Restoration is a high curing polymer coating applied over the existing membrane after the roof has been cleaned, prepped and resealed. When it cures it is one continuous surface. There are no open joints left for water to work into, and the coating carries across the seams and the penetrations instead of stopping at them.

It is usually a lot cheaper than a full replacement because the old membrane stays where it is. Nothing gets torn off, nothing gets rebuilt, and the rig is not opened up.

What replacement is

Replacement is the answer when the roof itself has failed. That means the membrane is torn or separated over a wide area, or water has already reached the decking and the plywood underneath has gone soft. Once decking is compromised, no surface treatment will fix it. Coating over rot just seals the moisture in and hides the damage until it costs more.

How to tell where you are

• Walk the roof carefully. Any spot that gives underfoot means the decking is suspect
• Look for staining on the interior ceiling panels, especially near vents and the air conditioner
• Check the seams. Cracked sealant is normal. A membrane lifting away from the edge is not
• Smell the inside after a rain. A musty smell usually means water has been getting in for a while
• Note the age. An uncoated roof that has spent a decade in desert sun is nearly always at a decision point

The inspection is the honest part

You cannot make this call from a photo. It takes somebody up on the roof pressing on the decking, looking at every penetration and checking how the membrane is attached at the edges.

If your roof is sound, restoration is the better value by a wide margin. If it is not, the right answer is to say so rather than take the job. We would rather turn down a coating than put one on a roof that needs more.

Get a look at it

If you are not sure which side of the line your roof is on, call +1 833-698-7196 and we will come out and tell you straight.