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itry2diy 10-16-2008 11:12 AM

Roof coating options for low pitch roofs
I have owned my home for 4 years. We have a white rubbery rolled roof that is in need of replacement, but that's not going to happen this year. There are no visible leaks/cracks or splits but I would just feel better if we used some kind of coating for just one more year. The previous owner used a silver coat of some sort but we haven't used anything in 4 years. I have no idea what to use, what would be best, what is easy to apply. We are in WA, and getting into our rainy season. (I know, it's always a rainy season in WA).
Any help would be appreciated!

OldNBroken 10-16-2008 03:42 PM


Originally Posted by itry2diy (Post 172953)
We are in WA, and getting into our rainy season. (I know, it's always a rainy season in WA).
Any help would be appreciated!

Only on the rusty side of the state.
A white, rolled roof? Do you mean a membrane or a coating? If you are looking for a short-term fix, yes there are coatings out there that you can get a few more years out of your roof with, depending on the condition of your roof. Try to find a contractor in your area that does elastomeric roof coatings. There are several manufacturers out there that have products and, of course they will all tell you they are the best (just ask them).

If you are looking at doing the maintenance yourself, do not go to a big box store. All the bigger paint stores (united, sherwin williams etc) will have their own line and probably can assist you with advice on proper application.

itry2diy 10-16-2008 04:02 PM

Oh yeah, I forget there IS a dry side! Ha!
It's a membrane type roof. I don't know for sure what kind. It's white on top and black underneath and is textured.
We are looking for a temporary "peace of mind" because I have a fear of roof leaks, and subsequent damage.
We were thinking of doing it ourselves to save cost, and it doesn't seem like that big of a project, but to have the access to the quality products may present a challenge. Good idea not to go to the big box. The kids/employees don't seem to know much. We will definately try Sherwin Williams and hopefully knowledgable people.

Thanks for your reply!

OldNBroken 10-16-2008 04:09 PM

I try to stay on the dry, forgotten side of the state.

I may be mistaken but I think United owns sherwin williams anyways and, like I said, most of them have their own line of acrylic or elastomeric coatings for exactly what you are looking for. I just don't want you wasting your money on snowcoat or some other garbage at HD or the like.
As long as you realize this is just extending the life of the existing roof.

I would recommend you get some quotes on roof replacement as well though, just to see if you are actually saving that much money going this route versus roof replacement. Won't hurt and you'd be that much more informed. (I know it says N. Idaho. born and raised in Spokane and moved a whole 30 miles to CDA)

itry2diy 10-16-2008 07:49 PM

Yes, a bid is coming Monday. First bid last year was 11K, another, for a 25yr warranty product was (*gasp!*) 25K. This kind of shocked us. We got to thinking we could probably reconstruct the truss system for a higher pitch and then do comp! They all said the roof was good for approximately another 3 years so we are on yr 2 right now. But as I said earlier, roof leaks scare me. We (as Realtors) become aware of hidden mold issues. I do not want them!

OldNBroken 10-16-2008 09:38 PM

wow, that's gotta be a good sized flat roof for a residence.

Well, check out the coatings and the proper application process. You also need to know if this option will even work depending on the actual condition of your existing roof. Can't do that from here. If you feel confident this is a project you can tackle yourself then go for it and best of luck. Like I said, done right it will buy you a few years life on it.

diyjim 10-22-2008 03:39 PM

How big is your roof? I've just priced an elastomeric coating and I believe it was about $1 per 10 sq ft.

itry2diy 10-22-2008 04:01 PM

Approximately 4000 sq ft.
We did receive a bid from a local roofing company to reroof the entire house for close to 6K, so much, much better than the bids of the past. Unfortunately (or fortunately for me) roofers (painters, etc..fill in the blank) are feeling the enonomic pinch as well and are needing to lower their bids just to get jobs.
I am a Realtor and know many people in the home related businesses that are in need of work, so if you need work done, now is the time!! And on that note... please, don't watch the news. The housing market is NOT what it appears, especially in Washington (state). It's definitely a Buyer's market, but those Seller's have to go somewhere, right?? There are still zero and low down loans available with good credit.
Thanks for letting me rant...

Ed the Roofer 10-22-2008 07:50 PM

90 % of all contractors will wind up going out of business anyways, but especially the ones who do not earn enough profit to remain stable and honor their warranty, if the occassion calls for it.

The cheap contractors who now have to find ways of cutting corners are actually doing both themselves and you a disservice by cutting prices, especially while material costs have increased about 60% or more so far this year alone.


itry2diy 10-22-2008 09:04 PM

I appreciate the insight. I work with stable, reputable contractors that have been in business for many, many years. What I meant by their "lowering prices" is just that during this season and with the economy the way it is, I think contractors are a little more competitive with their prices whereas prior they could give a higher bid to get more money, or price themselves out of the running if they really didn't want the job. Just as retailers are making their products more affordable, so are service workers. Such is the times...

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