How We Apply Roof Coatings in San Francisco
Our process starts with a thorough inspection of your existing roof membrane or metal panels. We look for ponding water, cracks, blistering, and rust spots. For asphalt or modified bitumen roofs, we power wash the surface at 3,000 PSI to remove all dirt and loose granules. On metal roofs, we grind down rust to bare metal and apply a zinc-rich primer.
Once the surface is clean and dry—typically 24 to 48 hours in San Francisco's climate—we apply a base coat of elastomeric acrylic or silicone at 20 mils wet film thickness. We use a combination of roller and spray application to ensure even coverage in valleys, flashings, and around vents. After the base coat cures, we apply a top coat with UV stabilizers and anti-ponding additives.
How Long Does a Roof Coating Last?
A properly applied roof coating on a sound substrate lasts 10 to 15 years in San Francisco's marine climate. Silicone coatings tend to outperform acrylics on flat roofs with standing water, while acrylics offer better dirt pickup resistance on sloped surfaces.
What Roof Coating Materials Do We Use?
We carry three primary coating systems, each matched to your roof type and budget:
Acrylic Elastomeric Coatings – Best for low-slope asphalt roofs and modified bitumen. Reflects up to 85% of solar radiation, reducing cooling costs by 15-25% in summer. Cost: $1.50 to $3.00 per square foot installed.
Silicone Coatings – Ideal for flat roofs with ponding water. Silicone forms a seamless rubber membrane that resists standing water for weeks. It's also highly resistant to UV degradation. Cost: $2.50 to $4.50 per square foot installed.
Polyurethane Coatings – Used on metal roofs and high-traffic areas. Provides excellent impact resistance and can be walked on without damage. Cost: $3.00 to $5.00 per square foot installed.
How Much Does Roof Coating Cost in San Francisco?
Total cost depends on roof size, condition, and coating type. For a typical 1,500-square-foot residential roof in San Francisco, expect:
- Acrylic coating: $2,250 to $4,500
- Silicone coating: $3,750 to $6,750
- Polyurethane coating: $4,500 to $7,500
These prices include surface prep, primer, two coats of material, and a 5-year workmanship warranty. We also provide a manufacturer-backed material warranty of 10 to 20 years, depending on the system.
What's the Timeline for a Roof Coating Project?
Most residential roof coating jobs take 2 to 4 days. Day one: inspection, power washing, and repairs. Day two: primer and base coat application. Day three: top coat and detail work around flashings. For larger commercial roofs (5,000+ square feet), we budget 5 to 7 days.
Weather is the biggest variable in San Francisco. We need two consecutive days with no rain and temperatures above 50°F for proper curing. We monitor the forecast closely and schedule accordingly.
Can You Coat Over an Old Roof, or Do You Need a Tear-Off?
In most cases, we can coat directly over your existing roof membrane—as long as it's not saturated with moisture or severely delaminated. We perform a simple adhesion test: if the coating sticks firmly after a 24-hour cure, we proceed. If the substrate is too degraded, we recommend a partial tear-off and overlay before coating.
We've coated directly over old built-up roofs, modified bitumen, and metal panels with great success. You avoid the cost and mess of a full tear-off, and you keep your old roof out of the landfill.
What About Roof Repairs Before Coating?
We always inspect for and repair any active leaks before coating. Common pre-coating repairs include:
- Rebedding loose flashings at walls and curbs
- Patching punctures and tears with reinforcing fabric
- Replacing deteriorated vent boots and pipe collars
- Sealing seams on metal roofs with butyl tape and sealant
These repairs are included in our flat-rate pricing—no surprise charges after we start.
Do Roof Coatings Work on San Francisco's Foggy, Cool Climate?
Yes, and they're designed for it. Acrylic and silicone coatings cure by moisture evaporation, not heat. San Francisco's cool temperatures actually help extend the working time for roller and spray application. The main risk is fog drip—we time our applications for late morning after the fog burns off, ensuring the surface is dry before coating.
Is Roof Coating a Good Value Compared to Replacement?
For a roof with 5 to 10 years of life left, coating costs about 30-50% of a full replacement and adds 10-15 years of service life. You also get energy savings from the reflective coating. Over the coating's lifespan, you'll save 40-60% compared to a tear-off and new roof installation.
Do You Offer Warranties on Roof Coatings?
Yes. Every coating job includes a 5-year workmanship warranty from Fixit Roofers covering peeling, blistering, or delamination caused by improper application. The material manufacturer provides a separate warranty (10-20 years) against defects and excessive chalking. We handle all warranty claims directly.
Can You Coat a Commercial Roof in San Francisco?
We routinely coat flat roofs on apartment buildings, offices, and warehouses throughout the city. Commercial coating projects require more attention to safety (OSHA-compliant fall protection), ventilation, and building code requirements. We carry $2 million in liability insurance and all required San Francisco business licenses.
How Do I Get Started?
Call us at (415) 763-2948 or use the form on this page. We'll schedule a free roof inspection and provide a written estimate within 48 hours.