What are Liquid Restoration Membranes
A Restoration Membrane is a fluid applied coating sprayed directly onto an existing roof system. Building owners and Property Managers tend to opt for a roof coating usually when their roofing systems are in good shape but just need a renewal from age and normal wear and tear. There are several types of Liquid Restoration Membranes available and they all offer different performance characteristics and costs. DERO Roofing can qualify your needs and provide a viable solution for your roof. The main types of Liquid Membranes offered by DERO Roofing are; Acrylics, Silicone and Liquid Rubber.
The process of installing a restoration membrane is relatively straightforward:
- Inspection and Repairs
- Seam Reinforcement
- Liquid Membrane Application
If your commercial flat roof is in good working condition you can install a Liquid Membrane restoration membrane to extend the life of your roof and renew your warranty. But how much does it cost?
For an average 20,000 sq. foot commercial roof, it will usually cost between $3.00 and $4.50 per square foot in materials and labor to install a typical Liquid Restoration Membrane System. Which is about 45% vs. the cost of a Roof Replacement.
To get the best roofing system for the right price you will need to consider these key factors:
Thermal Imaging Analysis
Before a Liquid Membrane roof coating is applied the contractor will perform an infrared survey to examine the condition of the insulation under the roof. A Thermal Imaging Analysis is a terrific way to visually see the quality of the insulation across a wide area.
When the temperature drops in the evening your contractor will take photos and videos of your roof using a high tech infrared drone. These photos and videos will tell visually where the insulation is wet under the membrane. By using these photos your contractor knows where they need to replace the underlying insulation.
If your commercial roof needs minor repairs, those can factor into the cost of your Restoration Membrane.
Since your roof is being restored with a liquid coating most of the roof surface is in good condition. The repairs are usually less than 25% of the roof. Keeping the rest of the roof serviceable.
The contractors will remove any saturated insulation, replace the area with new insulation (polyiso is repaired with polyiso and so on). The areas being repaired are patched up and ready for the entire roof to be cleaned.
After the inspection and contract are both completed your contractor will start the liquid roof coating application by power washing the surface of the roof. It’s important to thoroughly clean the roof surface from debris and dirt so that the silicone will adhere properly.
Traditional Power Washing
This is the most popular way to power wash a commercial roof. The contractor will use a power wash wand or a machine with a spinning brush to clean the surface of the roof.
Then the contractor will dry to the surface of the roof with a powerful air dryer or they will have to let the roof dry naturally overnight or over the course of a few days. This process can lengthen the duration of the project.
Membrane Seam Repairs
After any repairs are made to your roofing system the contractor will reinforce all of the existing seams across your roof. This seam reinforcement simply adds a layer of mesh and coating or 2 part engineered rubber to further prevent leaks with the more vulnerable areas of the roof.
There are two common types of seam reinforcement.
Polyester Mesh with Coating
Installing a polyester reinforced mesh into a liquid top coating and then an additional silicone coating after the topcoat has cured.
2K Liquid Rubber
Liquid Rubber is used on the seams, flashing’s & penetrations. Then a UV topcoat is applied.
The final application is the UV Membrane Coating. The Liquid Coating is sprayed or rolled on over the entire surface of the roof creating a seamless, waterproof layer to your commercial flat roof. This protects the existing roof, repairs, and seams from water infiltration.
The number of layers and thickness of layers depends on the brand of material/manufacturer your contractor is using. Some manufacturers allow one coat of while others require two. Different manufacturers will offer contractor certifications. So ask your contractor what brands they use and if they are certified/licensed by their preferred manufacturers.
After the Liquid Roof Coating is applied and completed it will be inspected by a 3rd party to ensure that the silicone was properly applied per the manufacturer’s specifications. When the roof coating passes the inspection the warranty will be issued to the building or property owner/manager. The cost of the warranty is determined by the length of the warranty and the manufacture.
The cost of a Liquid Restoration Membrane System averages 45% of the cost vs. a full replacement. Additionally, the average project time is cut by 30%. It is typically a very easy decision for a building or property owner/manager’s to choose a Liquid Restoration installation in lieu of a roof replacement.
What types of existing roof systems can be coated with a Liquid Restoration Membrane (LRM).
Almost all types of commercial roofs can be coated. Some examples include metal, spray polyurethane, single-ply TPO or PVC, modified bitumen, Built-up roof (BUR) systems, EPDM, etc..